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    125 River Ridge Dr Pearisburg, VA 24134

    View on Map
    Sponsored
    For Sale
    $2,750,000

    Commercial - Pearisburg, VA

    Property size:
    7,024 SF
    Lot size:
    14.47 Acres
    Days on Market:
    3
    Last Refresh:
    Mar 27 at 4:06 pm

    Property Features for 125 River Ridge Dr

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Standard status
    Active
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4, Bathroom 5, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5
    Bedrooms
    9
    Bathrooms
    9
    APN
    41-7-4, 41-7-5
    Parking features
    Garage
    Size
    7,024 SF
    Lot size
    14.47 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    Casey Reynolds
    Casey Reynolds

    National Land Realty, Richmond, VA

    Listing agent Casey Reynolds

    Listing date Mar 25, 2026

    MLS# 11679326 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Award-Winning Inn with River Views

    This award-winning property, recognized by the Governor as a Crown Jewel to the Commonwealth, is nestled in scenic Southwest Virginia. The Lilly Valley Inn, completely renovated in 2023, has garnered regional and national attention and is known for culture, class, and exceptional service. Situated atop a bluff overlooking the bend of the New River, the property offers breathtaking views from every room. The 14+ acre property includes two structures. The main house features seven bedrooms, each with an attached bathroom, a main dining room with a commercial kitchen, and two lounging areas. Large windows throughout the main house emphasize the view, and a circular driveway provides ample parking. The second structure is a two-story detached unit with two bedrooms upstairs and a large living area downstairs, along with a fully renovated kitchen featuring a beautiful island. The Lilly Valley Inn is suitable for gatherings, events, and family reunions. The local area offers hiking, canoeing, kayaking, tubing, and fishing. Located approximately 25 minutes from Virginia Tech and minutes from grocery stores and shopping in Pearisburg, the inn benefits from a steady stream of potential guests. The property size is 7024 square feet.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Lilly Valley Inn Bed & Breakfast Tesla Destination Charger Electric Vehicle Charging Station

    Suggested Use

    Hotel & Motel Kitchen & Bath Showroom Bed & Breakfast Veterinary Clinic Parking Lot & Garage

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

    Similar Places Nearby

    Lilly Valley Inn

    Location Insight

    • Map
    • Local Demand
    City
    Pearisburg
    County
    Giles
    State
    Virginia
    Longitude
    -80.684751
    Latitude
    37.319211

    Nearby Similar for Sale

    • $2,750,000
      7,024 SF

      Award-Winning Lilly Valley Inn

      Renovated inn with breathtaking views, perfect for events.
      125 River Ridge Dr, Pearisburg, VA 24134
      View Details
    • Contact for pricing
      26,335 SF

      Pearisburg Retail Center For Sale

      26,335 SF retail center with value-add opportunity.
      900 Wenonah Ave, Pearisburg, VA 24134
      View Details
    • Contact for pricing
      26,335 SF

      Retail Building in Pearisburg, VA

      26,335 SF retail building with available space for sale.
      900 Wenonah Ave, Pearisburg, VA 24134
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    • $119,900
      0.25 Acres

      Established Giles County Business

      Profitable Grocery, Bar & Deli, Gas Station
      109 Wilburn Valley Rd, Pearisburg, VA 24134
      View Details

    FAQs

    What type of property is this?
    Bed & breakfast - Renovated inn on 14+ acres with breathtaking views.
    Where is this bed & breakfast located?
    The property is located at 125 River Ridge Dr Pearisburg, VA.
    What is the asking price?
    The asking price for this property is $2,750,000.
    What are key features of this property?
    This property features: - Award-winning property recognized as a 'Crown Jewel to the Commonwealth' with regional and national attention.; - Breathtaking views of the New River from every room.; - Completely renovated in 2023, offering culture, class, and exceptional service.
    (540) 577-4249
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    125 River Ridge Dr Pearisburg, VA 24134
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    Pearisburg, VA 24134
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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.

    More about this property
    125 River Ridge Dr Pearisburg, VA 24134
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    We can help!
    Listing Contact
    Casey Reynolds
    Casey Reynolds
    Real Estate License ID: 0225217447
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