924 21st St Norfolk, VA 23517-1561
Entity Owned
11-yr Hold
Free & Clear
Estimated value (blended)
$3.72M
Range $3.34M – $4.09M (±10%)
Property ID
US87-3366546
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2014
Total area
26,962 SF
Lot
2.14 ac (93,088 SF)
APN
50000377
UPID
US87-3366546
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
-
Hair Salon
-
Grocery & Convenience Store Food Market
-
Alternative Medicine Practice Spa & Massage Center
-
Hair Salon
-
Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.71M
Comparable Approach
Comparable
$2.71M
Blend (final)
Blend
$3.72M
Owner & transaction history
since 2015
1 recorded transaction
Zoning & alternative use
Top alternative use upside
Office building
$5.3M
+19.6%
Auto repair, garage
$5.2M
+17.4%
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.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.72M
Value range
$3.34M – $4.09M
±10% around blend
Estimated value / SF
$138 / SF
Confidence
Property data
88
Market benchmarks
67
Comparable evidence
60
$3.34M
blend $3.72M
$4.09M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
26,962 SF
Lot area
2.14 ac
Year built
2014
Stories
1
APN
50000377
Assessed value
$4,786,900
Annual tax
$59,836
3
Income approach: direct capitalization
Partial preview
Income approach indication
$4.71M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$5.11M
@ 6.5% CAP return
$4.71M
@ 7% CAP return
$4.38M
4
Sales comparison
Partial preview
Sales approach indication
$2.71M
Range $1.04M – $2.86M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.72M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 52 sales
$165
-16%
County 52 sales
$165
-16%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $138/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+20%
vs current-use indication
Auto Repair, Garage
Retail Stores · current use
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
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.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.79M
Move the market yield to see immediate price impact.
Value / SF
$178
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
5.00%7.00%9.00%
$302k
$6.03M
$4.31M
$3.35M
$335k
$6.70M
$4.79M
$3.72M
$369k
$7.37M
$5.27M
$4.10M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$59,836
Tax year 2024
Assessed value
$4,786,900
Assessed 2024
Previous assessed
$4,786,900
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$2,423,700
Assessed improvement
$2,363,200
Land market value
$2,423,700
Improvement market value
$2,363,200
Total market value
$4,786,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
2014
Heating
FORCED AIR
Cooling
YES
Stories
1
Total area
26,962 SF
Lot
2.14 ac (93,088 SF)
APN
50000377
UPID
US87-3366546
Jurisdiction
NORFOLK CITY
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2014
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.14 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
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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