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    Buena Vista Commercial Building Opportunity Title is generated by Realmo AI

    141 & 149 W 21st St, Buena Vista, VA 24416

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    For Sale
    $459,000

    Business Services,Food Service,Hotel/Motel,Office,Professional,Retail,Wholesale

    Property size:
    12,055 SF
    Lot size:
    0.45 Acres
    Price / SF:
    $38/SF
    Added:
    Mar 11, 2026
    Days on Market:
    63
    Last Refresh:
    May 12 at 10:06 pm

    Property Features for 141 & 149 W 21st St

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    Business
    Bathrooms
    4
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bathroom 4
    Interior features
    Inside Storage, Restroom - Private
    Standard status
    Active
    Size
    12,055 SF
    Lot size
    0.45 Acres

    Utilities

    Cooling system
    None (Cooling)

    Building Details

    Year built
    1900
    Flooring type
    Wood
    Building materials
    Brick
    Roof type
    Flat, Metal
    Architectural style
    Other

    We can help!

    Listing Contact
    Paula J. Martin
    Paula J. Martin

    Listing agent Paula J. Martin

    Listing office Lexington Real Estate Connection 31 S Main St, Lexington, VA 24450, Lexington, VA

    Listing date Mar 11, 2026

    MLS# 139830 Listing URL

    Copyright © 2026 Rockbridge Highlands Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Prime commercial location in the heart of Buena Vista.
    • Significant off‑street parking available behind the building.
    • Versatile building suitable for various renovations and uses (restaurant, offices, housing, recreation).
    • Previously leased by a major tenant (Bank of America).
    • Located across from the Buena Vista Court House, ideal for law office or related services.
    • Brick construction with a flat, metal roof.

    Overview

    This commercial building, situated in the heart of Buena Vista, presents a versatile opportunity for investors. The property, previously leased by The Bank of America, offers a substantial 12,055 square feet of space on a 0.45-acre lot. The building's zoning is designated for business use, opening possibilities for various ventures. The property benefits from ample off-street parking located behind the building. Renovation options are extensive, including the creation of a first-floor restaurant with housing on the second level, or the development of multiple office spaces. Its location across from the BV Court House makes it suitable for a law office. The upper level could function as a ballroom or recreation center. The first floor of the second unit was previously rented as an office. This property is located in Rockbridge - Buena Vista County, in the city of Buena Vista, Virginia.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Retail space

    Suggested Use

    Restaurant Real Estate Agency Law Firm Building Supply Spa & Massage Center Dental Office Big Box & Wholesale Store Auto Repair Shop Hair Salon Nail Salon

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

    Location Insight

    • Map
    • Local Demand
    City
    Buena Vista
    County
    Buena Vista
    State
    Virginia
    Longitude
    -79.3550946
    Latitude
    37.7348578

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    FAQs

    What type of property is this?
    Mixed-use property - Commercial building in the heart of Buena Vista, endless possibilities.
    Where is this mixed-use property located?
    The property is located at 141 & 149 W 21st St Buena Vista, VA.
    What is the asking price?
    The asking price for this property is $459,000.
    What are key features of this property?
    This property features: Prime commercial location in the heart of Buena Vista.; Significant off‑street parking available behind the building.; Versatile building suitable for various renovations and uses (restaurant, offices, housing, recreation).
    (540) 460-1019
    We can help!
    Listing Contact
    Paula J. Martin
    Paula J. Martin
    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.

    More about this property
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