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    Award-Winning Lilly Valley Inn Title is generated by Realmo AI

    125 135 River Ridge Dr, Pearisburg, VA 24134

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    Renovated inn with breathtaking views, perfect for events.

    Type:Hospitality
    Property size:
    7,024 SF
    Lot size:
    14.00 Acres
    Price / SF:
    $391/SF
    Added:
    Mar 13, 2026
    Days on Market:
    61
    Last Refresh:
    Mar 25 at 8:33 am

    Property Features for 125 135 River Ridge Dr

    General Information

    Standard status
    Active
    Size
    7,024 SF
    Lot size
    14.00 Acres
    Property subtype
    Hospitality

    Building Details

    Year Built
    2002

    We can help!

    Listing Contact
    Casey Reynolds
    Casey Reynolds

    Listing agent Casey Reynolds License #VA 0225217447

    Listing office National Land Realty Richmond

    Listing date Mar 13, 2026

    Source Crexi

    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 National Land Realty Richmond

    HighLights

    • Award‑winning property recognized for exceptional quality and service.
    • Complete renovation in 2023 ensures modern amenities and updated aesthetics.
    • Breathtaking views from every room overlooking the New River.
    • Main house features seven bedrooms, each with attached bathroom, plus a commercial kitchen and lounging areas.
    • Detached two‑story unit offers additional accommodation with two bedrooms, a living area, and a fully renovated kitchen.
    • Located near outdoor recreational activities and convenient access to Virginia Tech and local shopping.

    Overview

    Located in scenic Southwest Virginia, the award-winning Lilly Valley Inn has garnered regional and national recognition. Fully renovated in 2023, this property offers culture, class, and exceptional service. Situated atop a bluff overlooking the New River, the property provides breathtaking views from every room. The 14+ acre property includes two structures. The main house features seven bedrooms, each with an attached bathroom, a main dining room with a commercial kitchen, and two lounging areas. Large windows throughout the main house emphasize the view, and a circular driveway provides ample parking. The second structure is a two-story detached unit with two bedrooms upstairs and a large living area downstairs, along with a fully renovated kitchen featuring a beautiful island. The Lilly Valley Inn is suitable for gatherings, events, and family reunions. The surrounding area offers opportunities for hiking, canoeing, kayaking, tubing, and fishing. Located approximately 25 minutes from Virginia Tech and minutes from grocery stores and shopping in Pearisburg, the inn benefits from a steady stream of potential guests.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Lilly Valley Inn Bed & Breakfast Tesla Destination Charger Electric Vehicle Charging Station

    Suggested Use

    Hotel & Motel Kitchen & Bath Showroom Bed & Breakfast Veterinary Clinic Parking Lot & Garage

    Zoning and permitted uses should be independently verified with local authorities.

    Similar Places Nearby

    • Lilly Valley Inn — 125 River Ridge Dr, Pearisburg, VA 24134

    Location Insight

    • Map
    • Local Demand
    City
    Pearisburg
    County
    Giles
    State
    Virginia
    Longitude
    -80.6861422
    Latitude
    37.3196139

    FAQs

    What type of property is this?
    Bed & breakfast - Renovated inn with breathtaking views, perfect for events.
    Where is this bed & breakfast located?
    The property is located at 125 135 River Ridge Dr Pearisburg, VA.
    What is the asking price?
    The asking price for this property is $2,750,000.
    What are key features of this property?
    This property features: Award‑winning property recognized for exceptional quality and service.; Complete renovation in 2023 ensures modern amenities and updated aesthetics.; Breathtaking views from every room overlooking the New River.
    (540) 577-4249 Call to check price and availability
    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Casey Reynolds
    Casey Reynolds
    Real Estate License ID: VA 0225217447
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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