Downtown Lynchburg Restaurant
For Sale
Contact for pricing
1019 Jefferson St, Lynchburg, VA
Fully equipped restaurant near Riverfront Park and upcoming amphitheater.
Property Size3,880 SF
Lot Size0.17 Acres
Price / SF$322.16
Days on Market538
Property Features for 1019 Jefferson St
General Information
Standard status
Active
Size
3,880 SF
Lot size
0.17 Acres
Property subtype
RETAIL
Listing Agency:
Gentry Commercial Real Estate, Inc
(434) 485-8900
Listed By:
Christopher Gentry
(434) 485-8901
Source:
Moodyscre
Added: Mar 24, 2025
Changed: Sep 5
Last Checked: Sep 12 at 10:15AM
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 Gentry Commercial Real Estate, Inc
Investment Insights
Based on property information with market context.
This is an opportunity to acquire a fully equipped restaurant facility in Downtown Lynchburg, situated across from Riverfront Park. The location benefits from its proximity to a splash park, playground, and a new amphitheater under construction, which will host festivals, concerts, outdoor movies, and other events with a capacity of approximately 5,000 people. The property is within walking distance of residential units, hotels, large employers, City Hall, regional courts, and numerous other businesses. On-street parking and multiple public parking lots are located in close proximity, and the property is adjacent to the Bluffwalk access.
The building, originally constructed in 1911, underwent extensive renovations in 2022, including remodeling and the installation of all new equipment. The building measures approximately 3,880 square feet with a seating capacity of 234, and includes an additional approximately 1,500 square foot outdoor patio area. The property is served by public water and sewer, and features 400-amp electrical service and two 5-ton HVAC units. The kitchen is equipped with a full array of equipment, including a 10-foot hood system, all purchased new in 2022. The restaurant features an ornate bar area, as well as both fixed and flexible seating throughout. Large glass doors open directly to the fenced patio area, providing a seamless transition during suitable weather. There are two large ADA restrooms.
The building, originally constructed in 1911, underwent extensive renovations in 2022, including remodeling and the installation of all new equipment. The building measures approximately 3,880 square feet with a seating capacity of 234, and includes an additional approximately 1,500 square foot outdoor patio area. The property is served by public water and sewer, and features 400-amp electrical service and two 5-ton HVAC units. The kitchen is equipped with a full array of equipment, including a 10-foot hood system, all purchased new in 2022. The restaurant features an ornate bar area, as well as both fixed and flexible seating throughout. Large glass doors open directly to the fenced patio area, providing a seamless transition during suitable weather. There are two large ADA restrooms.
Key Highlights
- Fully equipped restaurant facility renovated in 2022 with all new equipment, including a 10’ hood system.
- Prime Downtown Lynchburg location across from Riverfront Park and adjacent to the Bluffwalk access.
- High seating capacity: 234 indoor seats plus a +/- 1,500sf outdoor patio area.**
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
$50,442
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
4.04%
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%
$1,008,840
$1.0M
Cap Rate 7%
$720,600
$720.6K
Cap Rate 9%
$560,467
$560.5K
Market Conditions
NOI Build-Up for 3,880 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
$69.8K $18.00/SF
− Vacancy
−$2.6K −$0.67/SF
EGI
$67.3K $17.33/SF
− OpEx
−$16.8K −$4.33/SF
NOI
$50.4K $13.00/SF
Area
Lynchburg County, VA
Vacancy
3.70%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
25.00%
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%
$1,008,840
Cap Rate 7%
$720,600
Cap Rate 9%
$560,467
Alternative Uses
Best Use
Specialty Retail
$720.6K
$630.5K – $840.7K
NOI $50,442 @ 7.0% cap · market cap 4.04%
Second Best
Retail
$672.6K
$588.5K – $784.7K
NOI $47,079 @ 7.0% cap · market cap 3.77%
Theoretical Best
Office A
$1.15M
$1.01M – $1.34M
NOI $80,456 @ 7.0% cap · market cap 6.44%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
1,267
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
0.2 miles
Metro by T-Mobile
Electronics
816 visits/mo
0.4 miles
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in South region
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Similar Off Market Nearby
- Repast Catering — 828 Main St, Lynchburg, VA 24504
- Purple Door Gourmet Kitchen — 904b Main St, Lynchburg, VA 24504
Frequently Asked Questions
What type of property is this?
Restaurant - Fully equipped restaurant near Riverfront Park and upcoming amphitheater.
Where is this restaurant located?
The property is located at 1019 Jefferson St Lynchburg, VA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Fully equipped restaurant facility renovated in 2022 with all new equipment, including a 10’ hood system.; Prime Downtown Lynchburg location across from Riverfront Park and adjacent to the Bluffwalk access.; High seating capacity: 234 indoor seats plus a +/- 1,500sf outdoor patio area.**
