Historic Beaux Arts Mixed-Use
For Sale
$1,100,000
1025 Church Street, Lynchburg, VA 24504
COMMERCIAL - Lynchburg, VA
Property Size9,341 SF
Lot Size0.15 Acres
Price / SF$117.76
Days on Market142
Property Features for 1025 Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Downtown-central Business Dist
Directions
Downtown Lynchburg on the corner of Church and 11th.
Standard status
Active
APN
02462009
Size
9,341 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Description
BLK 54
Legal Description
BLK 54
Building Details
Year built
1897
Listing Agency:
John Stewart Walker, Inc
(434) 385-6655
Listed By:
Kirsten J Morey · License #0225046787
(434) 385-6655
Added: Mar 30
Changed: Aug 4
Last Checked: Aug 18 at 9:06PM
MLS# 365419
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 one-of-a-kind mixed-use property, rich in history and architectural character, is located in downtown Lynchburg. Originally constructed in 1897 by architect Edward G. Frye as the Masonic Lodge, this Beaux Arts-style building has been thoughtfully renovated into four separate units while retaining its scale, presence, and historic identity. The property has a size of 9341 square feet and sits on a lot of 0.152 acres. A survey is on file outlining individual units and exterior space. Originally intended for condominium conversion, the documentation was not completed, but the survey may support future conversion.
Key Highlights
- Rare Beaux Arts‑style building in downtown Lynchburg.
- Originally constructed in 1897 as the Masonic Lodge, offering unique historical character.
- Thoughtfully renovated into four separate units.
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
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,337
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Mixed-use property - Unique mixed-use property in downtown Lynchburg, rich in history.
Where is this mixed-use property located?
The property is located at 1025 Church Street 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: Rare Beaux Arts‑style building in downtown Lynchburg.; Originally constructed in 1897 as the Masonic Lodge, offering unique historical character.; Thoughtfully renovated into four separate units.
