Downtown Storefront with
New
For Sale
$429,900
1104 Church Street, Lynchburg, VA 24504
Commercial/Indust, Lynchburg, VA
Property Size1,250 SF
Lot Size0.10 Acres
Price / SF$343.92
Days on Market3
Property Features for 1104 Church Street
General Information
Property type
Commercial Sale
Property subtype
Other
Subdivision
Downtown-central Business Dist
Directions
Main St to Left on 12th St, to Right on Church St. Property located on right.
Standard status
Active
APN
02466023
Size
1,250 SF
Lot size
0.10 Acres
Taxes and HOA fees
Tax Description
BLK 40
Legal Description
BLK 40
Building Details
Year built
1921
Listing Agency:
Century 21 ALL-SERVICE-BEDFORD · Century 21 Real Estate
(540) 586-5500
Listed By:
Kevin H Turner · License #0225019642
(434) 239-2121
Added: Sep 3
Last Checked: Sep 5 at 1:06AM
MLS# 369042
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 storefront property at 1104 Church Street in Lynchburg includes 1,250 square feet of finished main-level space and a separate 1,250-square-foot basement. The building dates to 1921, providing a two-level commercial configuration with the lower level available for storage or expansion. B4 zoning supports a range of potential uses, including office, retail, restaurant, and entertainment applications.
The property is located in Lynchburg’s downtown central business district and carries a 0.102-acre lot. Its existing storefront format and finished primary level provide a foundation for an owner-user or commercial operator seeking space with additional lower-level capacity.
The property is located in Lynchburg’s downtown central business district and carries a 0.102-acre lot. Its existing storefront format and finished primary level provide a foundation for an owner-user or commercial operator seeking space with additional lower-level capacity.
Key Highlights
- 1,250 SF of finished main‑level commercial space
- Full 1,250 SF basement for storage or expansion
- B4 zoning allows office, retail, restaurant, and entertainment uses
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
$15,167
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
3.53%
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%
$303,340
$303.3K
Cap Rate 7%
$216,671
$216.7K
Cap Rate 9%
$168,522
$168.5K
Market Conditions
NOI Build-Up for 1,250 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
$22.5K $18.00/SF
− Vacancy
−$833 −$0.67/SF
EGI
$21.7K $17.33/SF
− OpEx
−$6.5K −$5.20/SF
NOI
$15.2K $12.13/SF
Area
Lynchburg County, VA
Vacancy
3.70%
Lease Rate
$18.00 /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%
$303,340
Cap Rate 7%
$216,671
Cap Rate 9%
$168,522
Alternative Uses
Best Use
Retail
$216.7K
$189.6K – $252.8K
NOI $15,167 @ 7.0% cap · market cap 3.53%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$370.3K
$324.0K – $432.0K
NOI $25,920 @ 7.0% cap · market cap 6.03%
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
6k
Monthly Visits Nearby
Balanced
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Groceries 86%
Electronics 14%
Virginia ABC
Groceries
5,102 visits/mo
0.1 miles
Metro by T-Mobile
Electronics
816 visits/mo
0.5 miles
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 Retail 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?
Storefront property - B4-zoned storefront with finished commercial space and a full basement for storage or additional use.
Where is this storefront property located?
The property is located at 1104 Church Street Lynchburg, VA.
What is the asking price?
The asking price for this property is $429,900.
What are key features of this property?
This property features: 1,250 SF of finished main‑level commercial space; Full 1,250 SF basement for storage or expansion; B4 zoning allows office, retail, restaurant, and entertainment uses
