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Property profile & analytics
OFF-MARKET
Estimated value
$6,395,000
Retail space
5305 Indian Riv Rd Virginia Beach, VA 23464-5320
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0653219
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2005
Construction
TYPE NOT SPECIFIED
Total area
14,736 SF
Lot
1.89 ac (82,546 SF)
Zoning code
B2
APN
14653840330000
UPID
US87-0653219
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
-
Walgreens Pharmacy
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Bitcoin Depot | BDCheckout Atm
-
LibertyX Bitcoin ATM Atm
-
Carol Hall Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.31M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.49M
Blend (final)
Blend
$6.40M
Owner & transaction history
Patriot Exchangeright Virginia Beac · 4 yrs held
Patriot Exchangeright Virginia Beac
since 2021
Last sale
$6.0M
4 recorded transactions
Zoning & alternative use
B2 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.4M
+145.0%
Restaurant
$6.6M
+55.9%
Neighborhood: shopping center
$5.2M
+22.1%
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
$7,115,000
ML approach
$7,310,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,260,000
Current use
AUTO REPAIR, GARAGE
$10,435,000
Change: +145% · Conversion: Difficult
RESTAURANT
$6,645,000
Change: +56% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$5,200,000
Change: +22% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,055,000
Change: +19% · Conversion: Easy
Blend value · Realmo final
$6.40M
Range $5.76M – $7.03M · ±10% · vs last sale $6.03M (Nov 16 2021)
Last sale anchor
$6.03M
Nov 16 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
$434 / 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
$42,416
Tax year 2024
Assessed value
$4,284,400
Assessed 2024
Previous assessed
$4,284,400
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$2,286,400
Assessed improvement
$1,998,000
Land market value
$2,286,400
Improvement market value
$1,998,000
Total market value
$4,284,400
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2005
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Total area
14,736 SF
Lot
1.89 ac (82,546 SF)
Zoning code
B2
APN
14653840330000
UPID
US87-0653219
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
B2 · Virginia Beach, VA
Zoning B2 · permitted uses
B2 · 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
RETAIL STORES Current
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$10.4M
RESTAURANT
Est. value
$6.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.2M
COMMERCIAL (GENERAL)
Est. value
$5.1M
RETAIL STORES Current
AUTO REPAIR, GARAGE
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
2005
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
1
Lot
1.89 ac
Current owner
From public records · entity-resolved
Patriot Exchangeright Virginia Beac
Individual
Mailing address
1055 E COLORADO BLVD STE #310, PASADENA, CA 91106-2374
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
Nov 16, 2021
$6,029,411
Patriot Exchangeright Virginia Beac
Wgs Multi LLC
Special Warranty Deed
$44,450,000 · Morgan Stanley Bank NA
Nov 16, 2021
—
Exchangeright Net Leased Portfolio
Patriot Exchangeright Virginia Beac
Assignment Of Lease (leasehold Sale)
—
Sep 24, 2012
$5,768,446
Wgs Multi LLC
Iva 1031 LLC
Warranty Deed
—
Jun 22, 2007
$6,456,693
Iva 1031 LLC
Southstar Indian River LLC
Grant Deed
$22,000,000 · Capmark Bank
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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