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Property profile & analytics
OFF-MARKET
Estimated value
$4,315,000
Assisted living facilities
5417 Wesleyan Dr 100 Virginia Beach, VA 23455-6922
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-3862830
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2001
Construction
TYPE NOT SPECIFIED
Total area
58,136 SF
Lot
4.82 ac (210,133 SF)
Zoning code
R10
APN
14685424130000
UPID
US87-3862830
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
-
The Waterford at Virginia Beach Retirement Community
-
Samantha Edwards Physician
-
Gretchen Timmons Physician
-
Margot Powell Physician
-
Lisa Tuzon Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.32M
Owner & transaction history
Csl Virginia Beach LLC · 10 yrs held
Csl Virginia Beach LLC
since 2015
7 recorded transactions
Zoning & alternative use
R10 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.0M
+16.0%
Auto repair, garage
$6.6M
+9.2%
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 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
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$6,005,000
Current use
OFFICE BUILDING
$6,965,000
Change: +16% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,560,000
Change: +9% · Conversion: Difficult
MEDICAL BUILDING
$4,980,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$4.32M
Range $3.88M – $4.75M · ±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
$74 / 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
$95,037
Tax year 2024
Assessed value
$9,599,700
Assessed 2024
Previous assessed
$9,599,700
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,147,400
Assessed improvement
$8,452,300
Land market value
$1,147,400
Improvement market value
$8,452,300
Total market value
$9,599,700
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
2001
Construction
TYPE NOT SPECIFIED
Heating
YES
Buildings
2
Stories
2
Total area
58,136 SF
Lot
4.82 ac (210,133 SF)
Zoning code
R10
APN
14685424130000
UPID
US87-3862830
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
R10 · Virginia Beach, VA
Zoning R10 · permitted uses
R10 · 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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$6.0M
OFFICE BUILDING
Est. value
$7.0M
AUTO REPAIR, GARAGE
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$5.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
2001
Construction
TYPE NOT SPECIFIED
Heating
YES
Stories
2
Buildings
2
Lot
4.82 ac
Current owner
From public records · entity-resolved
Csl Virginia Beach LLC
Entity
Mailing address
14755 PRESTON RD #810, DALLAS, TX 75254-6815
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
27 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2025
—
Csl Virginia Beach LLC
—
Deed
related
$177,000,000 · Ally Bank
Nov 5, 2015
$9,303,500
Csl Virginia Beach LLC
Pacifica V Beach LLC
Grant Deed
$28,000,000 · Miscellaneous Ins Co
Jan 23, 2008
$12,400,000
Pacifica V Beach LLC
Arei Senior Housing Properties
Grant Deed
—
Jan 23, 2008
$199,000
Senior Housing Properties Arei
Virginia Beach Cap Resources L
Grant Deed
—
Jan 23, 2008
$195,500
Virginia Beach Capital Resourc
Arei Virginia Beach 7 LLC
Grant Deed
related
—
Jan 23, 2008
$642,000
Arei Virginia Beach 16 LLC
Arei Virginia Beach 1 LLC
Grant Deed
related
—
Jan 23, 2008
$432,000
Senior Housing Properties Arei
Arei Virginia Beach 8 LLC
Grant Deed
related
—
Jan 23, 2008
$1,185,000
Senior Housing Properties Arei
Arei Virginia Beach 15 LLC
Grant Deed
related
—
Jan 23, 2008
$315,500
Senior Housing Properties Arei
Arei Virginia Beach 6 LLC
Grant Deed
related
—
Jan 23, 2008
$365,500
Senior Housing Properties Arei
Arei Virginia Beach 9 LLC
Grant Deed
related
—
Jan 23, 2008
$1,707,500
Senior Housing Properties Arei
Arei Virginia Beach 16 LLC
Grant Deed
related
—
Jan 23, 2008
$3,097,500
Senior Housing Properties Arei
Arei Virginia Beach 1 LLC
Grant Deed
related
—
Jan 23, 2008
$318,500
Senior Housing Properties Arei
Arei Virginia Beach 7 LLC
Grant Deed
related
—
Jan 23, 2008
$473,000
Senior Housing Properties Arei
Arei Virginia Beach 11 LLC
Grant Deed
related
—
Jan 23, 2008
$502,500
Senior Housing Properties Arei
Arei Virginia Beach 2 LLC
Grant Deed
related
—
Jan 23, 2008
$227,500
Senior Housing Properties Arei
Arei Virginia Beach 5 LLC
Grant Deed
related
—
Jan 23, 2008
$394,000
Senior Housing Properties Arei
Arei Virginia Beach 12 LLC
Grant Deed
related
—
Jan 23, 2008
$337,000
Senior Housing Properties Arei
Arei Virginia Beach 3 LLC
Grant Deed
related
—
Jan 23, 2008
$158,000
Senior Housing Properties Arei
Arei Virginia Beach 4 LLC
Grant Deed
related
—
Jan 23, 2008
$615,000
Senior Housing Properties Arei
Arei Virginia Beach 13 LLC
Grant Deed
related
—
Jan 23, 2008
$376,000
Arei Virginia Beach 15 LLC
Arei Virginia Beach 1 LLC
Grant Deed
related
—
Aug 30, 2007
—
Arei Virginia Beach II LLC
Virginia Beach Cap Rsrcs LLC
Quit Claim Deed
related
—
Jun 22, 2006
$126,500
Arei Virginia Beach 12 LLC
Virginia Beach Cap Rsrcs LLC
Grant Deed
related
—
Jun 12, 2006
$197,000
Arei Virginia Beach 13 LLC
Virginia Beach Cap Rsrcs INC
Grant Deed
related
—
May 2, 2006
$10,125,000
Virginia Beach Cap Rsrcs LLC
Oakdale Virginia Beach LLC
Grant Deed
related
—
Jan 23, 2004
$4,900,000
Oakdale Heights Va Bch I LLC
Hcp Properties INC
Quit Claim Deed
related
—
—
—
Pacifica V Beach LLC
—
Deed Of Trust
related
$9,300,000 · Keycorp R E Capital Marketing
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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