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889 Seahawk Cir, Virginia Beach, VA 23452
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Property summary
AI-generated overview
The property is a 33,064-square-foot industrial facility built in 1986, constructed with masonry and metal materials. The building includes approximately 30,029 square feet of warehouse space and about 3,035 square feet of finished office space. It has clear heights varying from 20 feet to a drop ceiling and 23 feet to the roof deck, with a 12-foot clear height in the production area. The interior column spacing is approximately 24 feet 6 inches by 49 feet 6 inches, supporting an efficient warehouse-oriented layout for industrial operations. The facility is located at 889 Seahawk Cir in Virginia Beach, Virginia.
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1986
Construction
TYPE NOT SPECIFIED
Total area
122,678 SF
Lot
11.32 ac (493,099 SF)
Zoning code
I1
APN
14966458140000
UPID
US87-1290430
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Industrial Manufacturer Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$10.98M
Blend (final)
Blend
$10.86M
Owner & transaction history
since 2021
Last sale
$9.2M
2 recorded transactions
Zoning & alternative use
I1 · Virginia Beach, VA
Zoning description
The purpose of the I-1 Light Industrial District is to permit light industrial uses, wholesaling, storage, packaging, distribution, and retailing restricted primarily to operations requiring bulk deliveries by truck or v…
General category
INDUSTRIAL
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$10.86M
Value range
$9.77M – $11.94M
±10% around blend
Estimated value / SF
$88 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$9.77M
blend $10.86M
$11.94M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
122,678 SF
Lot area
11.32 ac
Year built
1986
Stories
2
APN
14966458140000
Zoning
I1
Assessed value
$7,090,600
Annual tax
$68,779
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$68,779
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$10.98M
Range $10.98M – $38.44M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$10.86M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 65 sales
$143
-38%
County 65 sales
$143
-38%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $88/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
9.00%
Selected cap rate for this distribution centers
Derived from the Virginia Beach market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 9.00%
9.0%
NOI (est.)
$386k *
Last sale · Nov 2021
$9.20M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.28M
Move the market yield to see immediate price impact.
Value / SF
$35
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.50%9.00%9.50%
$347k
$4.08M
$3.86M
$3.65M
$386k
$4.54M
$4.28M
$4.06M
$424k
$4.99M
$4.71M
$4.46M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$68,779
Tax year 2024
Assessed value
$7,090,600
Assessed 2024
Previous assessed
$7,090,600
+0.0% YoY
Effective rate
0.97%
On assessed value
Assessed land
$974,900
Assessed improvement
$6,115,700
Land market value
$974,900
Improvement market value
$6,115,700
Total market value
$7,090,600
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
For Lease
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
CENTRAL
Stories
2
Total area
122,678 SF
Lot
11.32 ac (493,099 SF)
Zoning code
I1
APN
14966458140000
UPID
US87-1290430
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
I1 · Virginia Beach, VAZoning I1 · permitted uses
I1 · Virginia Beach, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
The purpose of the I-1 Light Industrial District is to permit light industrial uses, wholesaling, storage, packaging, distribution, and retailing restricted primarily to operations requiring bulk deliveries by truck or v…
General category
INDUSTRIAL
Building & site characteristics
From public records
Year built
1986
Construction
TYPE NOT SPECIFIED
Heating
YES
Cooling
Yes
Stories
2
Lot
11.32 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
I1
INDUSTRIAL
Jurisdiction
Virginia Beach, VA
Recorded code
I1
Official district
I1
Official district profile
What the municipal code says about I1
Zoning description
The purpose of the I-1 Light Industrial District is to permit light industrial uses, wholesaling, storage, packaging, distribution, and retailing restricted primarily to operations requiring bulk deliveries by truck or v…
General category
INDUSTRIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for I1 in Virginia Beach, VA.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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