Victorian Office
For Sale
$745,000
2525 Rivermont Avenue, Lynchburg, VA 24503
R-4 zoning supports continued office use or conversion to multifamily apartments.
Property Size3,900 SF
Price / SF$191.03
Days on Market534
Property Features for 2525 Rivermont Avenue
General Information
Standard status
Active
Size
3,900 SF
Property subtype
Multi-Family / Multi-Family
Zoning
R-4
Site & Location
Road Access
Yes
Utilities to Site
Yes
Taxes and HOA fees
Annual Taxes
$3,556
Amenities
wraparound porch
multiple entrances
full kitchen
kitchenette
multiple fireplaces
heart pine flooring
Wood Floors
Hot Water-Gas
No
Wood Siding
Building Details
Year Built
1904
Buildings
1
Stories
4
Construction
Victorian
Listing Agency:
Coldwell Banker Commercial Read & Company
Listed By:
Ricky Read · License #0225188167
(434) 455-2285
Source:
Compass
Added: Mar 20, 2025
Changed: Sep 2
Last Checked: Sep 1 at 11:00PM
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 Coldwell Banker Commercial Read & Company
Investment Insights
Based on property information with market context.
Built in 1904, this Victorian property provides more than 3,900 SF across an office-oriented layout with an unfinished fourth level and a small basement for storage. Interior features include heart pine floors, multiple fireplaces, a full kitchen, a compact kitchenette, one half bath, and two full baths. Multiple entrances support flexible circulation, while the wraparound porch, slate roof, copper gutters, wood siding, and composite decking add distinctive architectural and exterior elements. Two electric meters and natural gas service are also in place.
The property is located at 2525 Rivermont Avenue in Lynchburg, Virginia. A private parking lot supplements on-street parking, and the site provides access to Rivermont Avenue. R-4 zoning permits continued professional office use or conversion to multifamily use, subject to applicable requirements.
The property is located at 2525 Rivermont Avenue in Lynchburg, Virginia. A private parking lot supplements on-street parking, and the site provides access to Rivermont Avenue. R-4 zoning permits continued professional office use or conversion to multifamily use, subject to applicable requirements.
Key Highlights
- More than 3,900 SF with an unfinished 4th level and small basement
- 1904 Victorian property at 2525 Rivermont Avenue, Lynchburg, VA 24503
- R‑4 zoning allows continued office use or conversion to multifamily
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
$58,968
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
7.92%
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%
$1,179,360
$1.2M
Cap Rate 7%
$842,400
$842.4K
Cap Rate 9%
$655,200
$655.2K
Market Conditions
NOI Build-Up for 3,900 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
$81.9K $21.00/SF
− Vacancy
−$3.3K −$0.84/SF
EGI
$78.6K $20.16/SF
− OpEx
−$19.7K −$5.04/SF
NOI
$59.0K $15.12/SF
Area
Lynchburg County, VA
Vacancy
4.00%
Lease Rate
$21.00 /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%
$1,179,360
Cap Rate 7%
$842,400
Cap Rate 9%
$655,200
Alternative Uses
Best Use
Office B
$842.4K
$737.1K – $982.8K
NOI $58,968 @ 7.0% cap · market cap 7.92%
Second Best
Apartment 5plus
$442.3K
$387.0K – $516.0K
NOI $30,961 @ 7.0% cap · market cap 4.16%
Theoretical Best
Office A
$1.16M
$1.01M – $1.35M
NOI $80,870 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
257
Businesses Nearby
Explore this area
Business Placement
Demographics for 24503, VA
19,810
Population
8,755
Households
2.3
Avg Household Size
44
Median Age
59%
College-Educated
96%
High-School Grad
36.7 sq mi
ZIP Area
540
Density / Sq Mi
$92,025
Median Household Income
$46,521
Median Earnings
$972
Median Rent
$320,500
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office building - R-4 zoning supports continued office use or conversion to multifamily apartments.
Where is this office building located?
The property is located at 2525 Rivermont Avenue Lynchburg, VA.
What is the asking price?
The asking price for this property is $745,000.
What are key features of this property?
This property features: More than 3,900 SF with an unfinished 4th level and small basement; 1904 Victorian property at 2525 Rivermont Avenue, Lynchburg, VA 24503; R‑4 zoning allows continued office use or conversion to multifamily
