Historic Four-Unit Mixed-Use
For Sale
$1,100,000
1025 Church St, Lynchburg, VA 24504
Renovated property with four separate units and preserved Beaux Arts architectural character.
Property Size9,341 SF
Price / SF$117.76
Days on Market155
Property Features for 1025 Church St
General Information
Standard status
Active
Size
9,341 SF
Listing Agency:
John Stewart Walker, Inc
(434) 385-6655
Listed By:
Kirsten J. Morey
Source:
Exprealty
Added: Mar 30
Changed: Aug 29
Last Checked: Aug 30 at 9:18PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of John Stewart Walker, Inc
Investment Insights
Based on property information with market context.
This 9,341-square-foot mixed-use building combines a 1897 construction date with a substantial renovation and four separately arranged units. Its Beaux Arts design, substantial scale, and historic architectural details remain central to the property’s identity. The building was originally created as a Masonic Lodge by architect Edward G. Frye.
Located at 1025 Church St in downtown Lynchburg, the property includes exterior space documented by an existing survey. The survey also delineates the individual units and may provide a framework for a future condominium conversion, although the original conversion process was not completed. Tenant notice of at least 24 hours is required for access by pre-qualified buyers.
Located at 1025 Church St in downtown Lynchburg, the property includes exterior space documented by an existing survey. The survey also delineates the individual units and may provide a framework for a future condominium conversion, although the original conversion process was not completed. Tenant notice of at least 24 hours is required for access by pre-qualified buyers.
Key Highlights
- 9,341‑square‑foot mixed‑use building in downtown Lynchburg
- Four separate renovated units
- 1897 construction by architect Edward G. Frye
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
$70,898
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
6.45%
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%
$1,417,960
$1.4M
Cap Rate 7%
$1,012,829
$1.0M
Cap Rate 9%
$787,756
$787.8K
Market Conditions
NOI Build-Up for 9,341 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
$123.3K $13.20/SF
− Vacancy
−$9.9K −$1.06/SF
EGI
$113.4K $12.14/SF
− OpEx
−$42.5K −$4.55/SF
NOI
$70.9K $7.59/SF
Area
Lynchburg County, VA
Vacancy
8.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
37.50%
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%
$1,417,960
Cap Rate 7%
$1,012,829
Cap Rate 9%
$787,756
Alternative Uses
Best Use
Mixed Use
$1.01M
$886.2K – $1.18M
NOI $70,898 @ 7.0% cap · market cap 6.45%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.77M
$2.42M – $3.23M
NOI $193,695 @ 7.0% cap · market cap 17.61%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
1,286
Businesses Nearby
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Mixed-use property - Renovated property with four separate units and preserved Beaux Arts architectural character.
Where is this mixed-use property located?
The property is located at 1025 Church St Lynchburg, VA.
What is the asking price?
The asking price for this property is $1,100,000.
What are key features of this property?
This property features: 9,341‑square‑foot mixed‑use building in downtown Lynchburg; Four separate renovated units; 1897 construction by architect Edward G. Frye
