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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Golf courses & driving ranges
4111 Atlantic Ave Virginia Beach, VA 23451-2666
Entity Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-3180208
Property profile
Verified
Property type
Golf courses & driving ranges
Use group
COUNTRY CLUB
Year built
2018
Construction
TYPE NOT SPECIFIED
Total area
8,055 SF
Lot
0.8 ac (34,804 SF)
Zoning code
OR
APN
24189589670000
UPID
US87-3180208
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$675k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$673k
Blend (final)
Blend
$675k
Owner & transaction history
Atlantic Coast Dev LLC · 9 yrs held
Atlantic Coast Dev LLC
since 2017
1 recorded transaction
Zoning & alternative use
OR · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$1.0M
+135.1%
Warehouse, storage
$925,000
+113.1%
Auto repair, garage
$910,000
+108.8%
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 Virginia Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Virginia Beach 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
$675,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RECREATIONAL/ENTERTAINMENT (GENERAL)
$435,000
Current use
RESTAURANT
$1,025,000
Change: +135% · Conversion: Difficult
WAREHOUSE, STORAGE
$925,000
Change: +113% · Conversion: Difficult
AUTO REPAIR, GARAGE
$910,000
Change: +109% · Conversion: Difficult
MEDICAL BUILDING
$690,000
Change: +59% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$680,000
Change: +57% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±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
$84 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$113,422
Tax year 2024
Assessed value
$11,456,800
Assessed 2024
Previous assessed
$11,456,800
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$8,947,400
Assessed improvement
$2,509,400
Land market value
$8,947,400
Improvement market value
$2,509,400
Total market value
$11,456,800
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
Golf courses & driving ranges
Use group
COUNTRY CLUB
Status
Off-Market
Year built
2018
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Total area
8,055 SF
Lot
0.8 ac (34,804 SF)
Zoning code
OR
APN
24189589670000
UPID
US87-3180208
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
OR · Virginia Beach, VA
Zoning OR · permitted uses
OR · Virginia Beach, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Virginia Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
Est. value
$435,000
RESTAURANT
Est. value
$1.0M
WAREHOUSE, STORAGE
Est. value
$925,000
AUTO REPAIR, GARAGE
Est. value
$910,000
MEDICAL BUILDING
Est. value
$690,000
INDUSTRIAL (GENERAL)
Est. value
$680,000
RECREATIONAL/ENTERTAINMENT (GENERAL) Current
RESTAURANT
WAREHOUSE, STORAGE
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (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
2018
Construction
TYPE NOT SPECIFIED
Heating
NONE
Stories
1
Lot
0.8 ac
Current owner
From public records · entity-resolved
Atlantic Coast Dev LLC
Entity
Free & Clear · 9 yrs held
Mailing address
300 32ND ST STE #500, VIRGINIA BEACH, VA 23451-2968
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 11, 2017
—
Atlantic Coast Dev LLC
Oceanfront Investments LLC
Grant Deed
related
—
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.
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