Fenced Flex
For Sale
$399,900
1819 Main Street, Lynchburg, VA 24504
Commercial/Indust, Lynchburg, VA
Property Size5,100 SF
Lot Size0.47 Acres
Price / SF$77.89
Days on Market157
Property Features for 1819 Main Street
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
RT 29 to Main Street exit. Building on Right before Florida Ave.
Subdivision
Lynchburg
Standard status
Active
Size
5,134 SF
Lot size
0.47 Acres
Taxes and HOA fees
Tax Description
Residue lot a block 35 Davis addt less parcels a-1 and a-2 Pc 10 Pg 370
Legal Description
Residue lot a block 35 Davis addt less parcels a-1 and a-2 Pc 10 Pg 370
Amenities
High speed internet available
Building Details
Year built
1950
Listing Agency:
John Stewart Walker, Inc
(434) 385-6655
Listed By:
Jimmy Miller · License #0225201733
(434) 942-8547
Added: Mar 31
Changed: Aug 19
Last Checked: Sep 3 at 4:06PM
MLS# 365443
Copyright © 2026 Lynchburg Virginia MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This flex space includes a fenced building with multiple mezzanine levels, two garage doors, and dedicated office areas on the main floor and above. The upper office includes a private bathroom and shower, while the building provides 2 full baths and 1 half bath overall. An office AC unit is installed, and the garage has one functioning gas heater plus a second unit that is not connected. Multiple electric options and high-speed internet availability support a range of commercial operations. Additional storage is located behind the fenced area.
The property sits just off Route 29 in Lynchburg and encompasses 0.47 acres. Built in 1950, the building measures 5,134 square feet, and its roof was replaced in 2025.
The property sits just off Route 29 in Lynchburg and encompasses 0.47 acres. Built in 1950, the building measures 5,134 square feet, and its roof was replaced in 2025.
Key Highlights
- 5,134‑square‑foot flex space on 0.47 acres
- Fenced building with multiple mezzanine levels and additional storage behind the fence
- 2 garage doors for commercial access
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$31,486
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.87%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$629,720
$629.7K
Cap Rate 7%
$449,800
$449.8K
Cap Rate 9%
$349,844
$349.8K
Market Conditions
NOI Build-Up for 5,134 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$40.0K $7.80/SF
− Vacancy
−$3.0K −$0.59/SF
EGI
$37.0K $7.22/SF
− OpEx
−$5.6K −$1.08/SF
NOI
$31.5K $6.13/SF
Area
Lynchburg County, VA
Vacancy
7.50%
Lease Rate
$7.80 /SF/Yr
Expense Ratio
15.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$629,720
Cap Rate 7%
$449,800
Cap Rate 9%
$349,844
Alternative Uses
Best Use
Warehouse
$449.8K
$393.6K – $524.8K
NOI $31,486 @ 7.0% cap · market cap 7.87%
Second Best
Flex RnD
$430.2K
$376.4K – $501.9K
NOI $30,114 @ 7.0% cap · market cap 7.53%
Theoretical Best
Office A
$1.52M
$1.33M – $1.77M
NOI $106,459 @ 7.0% cap · market cap 26.62%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Drive-in doors
Yes
Fenced yard
Yes
Highway access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
590
Businesses Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Demographics for 24504, VA
9,585
Population
5,206
Households
1.8
Avg Household Size
37
Median Age
24%
College-Educated
88%
High-School Grad
37.5 sq mi
ZIP Area
256
Density / Sq Mi
$50,739
Median Household Income
$34,265
Median Earnings
$998
Median Rent
$183,400
Median Home Value
Market
Vacancy Rate% for Industrial in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
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Frequently Asked Questions
What type of property is this?
Flex space - Fenced commercial building with mezzanine storage, office areas, multiple restrooms, and two garage entrances.
Where is this flex space located?
The property is located at 1819 Main Street Lynchburg, VA.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: 5,134‑square‑foot flex space on 0.47 acres; Fenced building with multiple mezzanine levels and additional storage behind the fence; 2 garage doors for commercial access
