Updated Duplex with
New
For Sale
$284,900
2800-2802 Kulman, Lynchburg, VA 24501
MULTI_FAMILY - Lynchburg, VA
Property Size1,578 SF
Lot Size0.36 Acres
Price / SF$180.54
Days on Market3
Property Features for 2800-2802 Kulman
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bedroom 1, Bedroom 4, Bedroom 3, Bathroom 2, Bedroom 2
Parking features
On Street
Subdivision
Kulman Place
Elementary school
Dearington Elem
Middle school
Linkhorne Midl
High school
E. C. Glass High
Elementary school district
Lynchburg
Middle school district
Lynchburg
High school district
Lynchburg
Directions
Left on to Kulman from Langhorne, first house on the left.
Standard status
Active
APN
01604001
Size
1,578 SF
Lot size
0.36 Acres
Taxes and HOA fees
Tax Description
LANGHORNE TERRACE, LOT 1
Legal Description
LANGHORNE TERRACE, LOT 1
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Amenities
unfinished basements
Building Details
Year built
1959
Number of units
2
Listing Agency:
Mark A. Dalton & Co., Inc.
(434) 841-8405
Listed By:
Mark LaMontagne
(434) 237-6267
Added: Aug 13
Last Checked: Aug 15 at 4:06AM
MLS# 368570
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 duplex contains two residential units totaling 1,578 square feet, with updated kitchens, flooring, and paint. Each side includes its own unfinished basement, providing additional storage space and potential for future expansion. Separate utility metering serves the units, while heat pump systems provide heating and cooling. On-street parking is available.
The property occupies 0.3572 acres in Lynchburg, Virginia, near the medical corridor, Wards Road, and amenities along Route 221. Built in 1959, the building offers a two-unit configuration suited to an owner occupant or an investor seeking separate residential spaces.
The property occupies 0.3572 acres in Lynchburg, Virginia, near the medical corridor, Wards Road, and amenities along Route 221. Built in 1959, the building offers a two-unit configuration suited to an owner occupant or an investor seeking separate residential spaces.
Key Highlights
- Two‑unit duplex totaling 1,578 square feet
- 0.3572‑acre property in Lynchburg, VA
- Updated kitchens, flooring, and paint
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
$13,664
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
4.80%
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%
$273,280
$273.3K
Cap Rate 7%
$195,200
$195.2K
Cap Rate 9%
$151,822
$151.8K
Market Conditions
NOI Build-Up for 1,578 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
$21.8K $13.80/SF
− Vacancy
−$2.3K −$1.43/SF
EGI
$19.5K $12.37/SF
− OpEx
−$5.9K −$3.71/SF
NOI
$13.7K $8.66/SF
Area
Lynchburg County, VA
Vacancy
10.36%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$273,280
Cap Rate 7%
$195,200
Cap Rate 9%
$151,822
Alternative Uses
Best Use
Multifamily LT 5
$195.2K
$170.8K – $227.7K
NOI $13,664 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$179.0K
$156.6K – $208.8K
NOI $12,527 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$467.4K
$409.0K – $545.4K
NOI $32,721 @ 7.0% cap · market cap 11.49%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 24501, VA
27,160
Population
12,157
Households
2.2
Avg Household Size
33
Median Age
25%
College-Educated
87%
High-School Grad
36.3 sq mi
ZIP Area
748
Density / Sq Mi
$45,305
Median Household Income
$28,790
Median Earnings
$936
Median Rent
$155,800
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two separate residences feature refreshed interiors, individual metering, and unfinished basement areas for storage or future expansion.
Where is this duplex located?
The property is located at 2800-2802 Kulman Lynchburg, VA.
What is the asking price?
The asking price for this property is $284,900.
What are key features of this property?
This property features: Two‑unit duplex totaling 1,578 square feet; 0.3572‑acre property in Lynchburg, VA; Updated kitchens, flooring, and paint
