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    104 South Hill Avenue South Hill, VA 23970

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    For Sale
    $850,000

    Retail,Professional/Office,Professional Service - South Hill, VA

    Type:Single Family Residence
    Lot size:
    0.10 Acres
    Added:
    Dec 30, 2025
    Days on Market:
    127
    Last Refresh:
    May 6 at 4:06 am

    Property Features for 104 South Hill Avenue

    General Information

    Property type
    Commercial Sale
    Property subtype
    Single Family Residence
    Rooms
    Basement
    Parking features
    On Street
    Interior features
    Other-see Remarks
    Basement Y/N
    1
    Standard status
    Active
    Lot size
    0.10 Acres

    Utilities

    Heating system
    Natural Gas
    Cooling system
    Central Air

    Building Details

    Year built
    1910
    Flooring type
    Other
    Building materials
    Brick
    Roof type
    Other
    Architectural style
    Other

    We can help!

    Listing Contact
    James Hutson
    James Hutson

    Listing agent James Hutson

    Listing office Ninja Realty, LLC 123 Rose Avenue, Ste 101, Henderson, VA

    Listing date Dec 30, 2025

    MLS# 140477 Listing URL

    Copyright © 2026 Roanoke Valley Lake Gaston Board of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Historic Multi-Tenant Corner Building

    This historic three-story corner building features multiple commercial spaces with a diverse tenant mix, including home health care, a yoga studio, restaurant use, and private professional offices. The property has two street-level storefronts with expansive glass frontage and open interior layouts, providing strong visibility and accessibility. All commercial spaces are currently leased, with the exception of three individual office suites. The first floor has a restaurant tenant leased through the end of 2026, a yoga studio, AmeriCare Plus (home health care), and additional individual office suites. The second floor is fully built out with individual office suites, men's and women's restrooms, two common waiting areas, and a shared kitchen. The third floor retains its original hotel-style floor plan from its former hotel use. With a special use permit and required municipal approvals, the layout may support future multifamily residential use. The property is under professional management. The building is equipped with an elevator, which is currently inoperable and will require repair. Located in South Hill, VA, this mixed-use investment property on 0.1 acres offers diversified tenancy and future redevelopment or conversion potential, subject to local approvals.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Mixed-use properties

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    South Hill
    County
    Mecklenburg
    State
    Virginia
    Longitude
    -78.1309527
    Latitude
    36.724567

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    FAQs

    What type of property is this?
    Mixed-use property - Three-story commercial building with diverse tenants and redevelopment potential.
    Where is this mixed-use property located?
    The property is located at 104 South Hill Avenue South Hill, VA.
    What is the asking price?
    The asking price for this property is $850,000.
    What are key features of this property?
    This property features: Historic corner building with diverse, income‑producing tenant mix including restaurant, yoga studio, and professional offices.; Two street‑level storefronts with expansive glass frontage offer **strong visibility and accessibility**.; Near‑term leasing upside with three vacant individual office suites.
    (252) 915-2311
    We can help!
    Listing Contact
    James Hutson
    James Hutson
    Real Estate License ID: 259143
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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