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Property profile & analytics
FOR SALE
Day care centers
4908 Pleasant Valley Rd Virginia Beach, VA 23464
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-3922447
For Sale
1 / 3
$1,581,000
4908 Pleasant Valley Rd, Virginia Beach, VA 23464
View Listing →
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1985
Total area
6,052 SF
Lot
1 ac (43,679 SF)
Zoning code
PDH1
APN
14658987860000
UPID
US87-3922447
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
-
Childtime on Pleasant Valley Road Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.75M
Owner & transaction history
Vb Ct LLC · 4 yrs held
Vb Ct LLC
since 2021
Last sale
$1.6M
4 recorded transactions
Zoning & alternative use
PDH1 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+220.2%
Commercial (general)
$1.1M
+195.6%
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
$1,870,000
ML approach
$1,945,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,180,000
Change: +220% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,090,000
Change: +196% · Conversion: Difficult
Blend value · Realmo final
$1.75M
Range $1.57M – $1.92M · ±10% · vs last sale $1.59M (Sep 21 2021)
Last sale anchor
$1.59M
Sep 21 2021
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
$288 / 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
$7,983
Tax year 2024
Assessed value
$806,400
Assessed 2024
Previous assessed
$806,400
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$372,400
Assessed improvement
$434,000
Land market value
$372,400
Improvement market value
$434,000
Total market value
$806,400
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
For Sale
Year built
1985
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
6,052 SF
Lot
1 ac (43,679 SF)
Zoning code
PDH1
APN
14658987860000
UPID
US87-3922447
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
PDH1 · Virginia Beach, VA
Zoning PDH1 · permitted uses
PDH1 · 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
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$1.1M
OFFICE BUILDING
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
1985
Heating
YES
Cooling
Yes
Stories
1
Lot
1 ac
Current owner
From public records · entity-resolved
Vb Ct LLC
Entity
Mailing address
8001 DREW AVE, BURR RIDGE, IL 60527-6983
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Sep 21, 2021
$1,586,000
Vb Ct LLC
Cal Properties LLC
Special Warranty Deed
$975,000 · Hometrust Bank
Aug 10, 2016
—
Cal Properties LLC
—
Deed
related
$183,000 · Community Bk
—
—
Cal Properties LLC
—
Deed Of Trust
related
$400,000 · First Citizens Bank & Trust Co
—
—
Cal Properties LLC
—
Deed Of Trust
related
$183,000 · Community Bk
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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