Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$535,000
Shopping centers
4032 Victory Blvd Portsmouth, VA 23701-2836
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-0304839
Property profile
Verified
Property type
Shopping centers
Use group
SHOPPING CENTER COMMON AREA
Year built
2002
Total area
12,000 SF
Lot
1.5 ac (65,209 SF)
Zoning code
GMU
APN
0526-0024
UPID
US87-0304839
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Tropical Smoothie Cafe Restaurant
-
Cutting Room Barber Institute Barber Shop
-
King Beauty Supply (Bike/Boat/Book/etc) Store Cosmetic Store
-
T-Mobile Mobile Phone Store Electronics & Wireless Store
-
Wing Street Restaurant Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$605k
Blend (final)
Blend
$535k
Owner & transaction history
E & C Bros LLC · 9 yrs held
E & C Bros LLC
since 2016
4 recorded transactions
Zoning & alternative use
GMU · Portsmouth, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$825,000
+110.2%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Portsmouth submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Portsmouth submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$395,000
Current use
COMMERCIAL (GENERAL)
$825,000
Change: +110% · Conversion: Easy
Blend value · Realmo final
$535k
Range $482k – $589k · ±10%
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$45 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$34,283
Tax year 2023
Assessed value
$2,425,270
Assessed 2023
Previous assessed
$2,425,270
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$657,390
Assessed improvement
$1,767,880
Land market value
$657,390
Improvement market value
$1,767,880
Total market value
$2,425,270
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Shopping centers
Use group
SHOPPING CENTER COMMON AREA
Status
Off-Market
Year built
2002
Heating
CENTRAL
Cooling
YES
Stories
1
Bathrooms
7
Total area
12,000 SF
Lot
1.5 ac (65,209 SF)
Zoning code
GMU
APN
0526-0024
UPID
US87-0304839
Jurisdiction
PORTSMOUTH CITY
Zoning & alternative use
GMU · Portsmouth, VA
Zoning GMU · permitted uses
GMU · Portsmouth, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Portsmouth. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$395,000
COMMERCIAL (GENERAL)
Est. value
$825,000
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
2002
Heating
CENTRAL
Cooling
Yes
Stories
1
Bathrooms
7
Lot
1.5 ac
Current owner
From public records · entity-resolved
E & C Bros LLC
Entity
Mailing address
9525 CANONBURY SQ, FAIRFAX, VA 22031-6096
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 4, 2017
—
E & C Bros LLC
—
Deed
related
$120,000 · Wilmington Svg Fund Societyfsb
Dec 5, 2016
$2,400,000
E & C Bros LLC
1989 Young Living Trust
Grant Deed
$1,600,000 · Wilmington Svgs Fund Society
Feb 24, 2004
$461,000
Colonial Victory LLC
Belmont Investments LLC
Grant Deed
related
$1,110,000 · Wachovia Bank NA
—
—
E & C Bros LLC
—
Deed Of Trust
related
$120,000 · Wilmington Svg Fund Societyfsb
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 4032 Victory Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
