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Property profile & analytics
OFF-MARKET
Estimated value
$11,260,000
Assisted living facilities
6401 Auburn Dr A Virginia Beach, VA 23464-3601
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US87-0848161
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1980
Construction
TYPE NOT SPECIFIED
Total area
76,606 SF
Zoning code
A12
APN
14561152660001
UPID
US87-0848161
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
-
Tiffany Higginbotham Physician
-
Holly Green Physician
-
FedEx Drop Box Postal Service Courier Service
-
Patricia Silver, OTA Physician
-
Louise Lerner, Cota Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.48M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$11.26M
Owner & transaction history
6401 Auburn Drive Propco LLC · 2 yrs held
6401 Auburn Drive Propco LLC
since 2023
Last sale
$11.2M
1 recorded transaction
Zoning & alternative use
A12 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$14.9M
+88.4%
Commercial (general)
$13.8M
+74.0%
Restaurant
$11.0M
+38.6%
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
$11,375,000
ML approach
$10,475,000
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)
$7,915,000
Current use
OFFICE BUILDING
$14,910,000
Change: +88% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,770,000
Change: +74% · Conversion: Difficult
RESTAURANT
$10,965,000
Change: +39% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$9,820,000
Change: +24% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,640,000
Change: +9% · Conversion: Difficult
RETAIL STORES
$6,980,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$11.26M
Range $10.13M – $12.39M · ±10% · vs last sale $11.20M (Aug 1 2023)
Last sale anchor
$11.20M
Aug 1 2023
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
$147 / 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
$73,884
Tax year 2024
Assessed value
$7,463,000
Assessed 2024
Previous assessed
$7,463,000
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$1,500,000
Assessed improvement
$5,963,000
Land market value
$1,500,000
Improvement market value
$5,963,000
Total market value
$7,463,000
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
1980
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
1
Total area
76,606 SF
Zoning code
A12
APN
14561152660001
UPID
US87-0848161
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
A12 · Virginia Beach, VA
Zoning A12 · permitted uses
A12 · 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
$7.9M
OFFICE BUILDING
Est. value
$14.9M
COMMERCIAL (GENERAL)
Est. value
$13.8M
RESTAURANT
Est. value
$11.0M
INDUSTRIAL (GENERAL)
Est. value
$9.8M
AUTO REPAIR, GARAGE
Est. value
$8.6M
RETAIL STORES
Est. value
$7.0M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RESTAURANT
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
RETAIL STORES
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
1980
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
1
Current owner
From public records · entity-resolved
6401 Auburn Drive Propco LLC
Entity
Mailing address
1135 E VETERANS HWY STE #1, JACKSON, NJ 08527-5090
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
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
Aug 1, 2023
$11,200,000
6401 Auburn Drive Propco LLC
Beth Sholom Home Of Eastern Virgini
Special Warranty Deed
$21,600,000 · Metropolitan Commercial 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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