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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Commercial land
Virginia Beach, VA 23453
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1854569
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Total area
1,682 SF
Lot
31.93 ac (1,391,045 SF)
Zoning code
P1
APN
14950562380000
UPID
US87-1854569
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$550k
CAP Approach
CAP
$355k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$550k
Owner & transaction history
City Of Virginia Beach · 2 yrs held
City Of Virginia Beach
since 2024
Last sale
$550,000
2 recorded transactions
Zoning & alternative use
P1 · Virginia Beach, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$595,000
+2.9%
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
$550,000
ML approach
$550,000
CAP Approach
CAP Return
Estimation
6%
$385,000
6.5%
$355,000
7%
$330,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$575,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$595,000
Change: +3% · Conversion: Difficult
RETAIL STORES
$485,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $550k (Jun 14 2024)
Last sale anchor
$550k
Jun 14 2024
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
$327 / 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
$1,005
Tax year 2024
Assessed value
$101,500
Assessed 2024
Previous assessed
$101,500
+0.0% YoY
Effective rate
0.99%
On assessed value
Assessed land
$101,500
Land market value
$101,500
Total market value
$101,500
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Total area
1,682 SF
Lot
31.93 ac (1,391,045 SF)
Zoning code
P1
APN
14950562380000
UPID
US87-1854569
Jurisdiction
VIRGINIA BEACH CITY
Zoning & alternative use
P1 · Virginia Beach, VA
Zoning P1 · permitted uses
P1 · 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
COMMERCIAL (GENERAL) Current
Est. value
$575,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$595,000
RETAIL STORES
Est. value
$485,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
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
Heating
NONE
Lot
31.93 ac
Current owner
From public records · entity-resolved
City Of Virginia Beach
Entity
Free & Clear · 2 yrs held
Mailing address
1317 CAVALIER BLVD CHESAPEAKE
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2024
—
City Of Virginia Beach
Headgear II LLC
Gift Deed
related
—
Mar 4, 2004
$550,000
North Landing Dev LLC
Back Bay Investors LLC
Grant Deed
$460,000 · Heritage 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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