Office-Converted Front with Rear
For Sale
$300,000
155 Laxton Road, Lynchburg, VA 24502
COMMERCIAL - Lynchburg, VA
Property Size2,599 SF
Lot Size0.62 Acres
Price / SF$115.43
Days on Market253
Property Features for 155 Laxton Road
General Information
Property type
Commercial Sale
Property subtype
Other
Directions
Timberlake Rd to Laxton Rd (Lowes home improvement stoplight) Directly across from Brookville high school.
Subdivision
Campbell
Standard status
Active
APN
001176300
Size
2,599 SF
Lot size
0.62 Acres
Taxes and HOA fees
Tax Description
TRAYLOR LAND LOT E
Legal Description
TRAYLOR LAND LOT E
Building Details
Year built
1972
Listing Agency:
Keller Williams · Keller Williams Realty
(434) 534-9113
Listed By:
Teresa Grant · License #0225087218
(434) 401-6785
Added: Dec 8, 2025
Changed: Aug 4
Last Checked: Aug 18 at 8:06PM
MLS# 363484
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 property combines a front office-converted structure with a separate rear 2-bedroom, 1-bath home on the same lot. The front building was converted from a residential home into functional office space, suited for a small business, professional services, or a creative studio. The rear home provides an additional, self-contained living option for on-site use or rental.
Located at 155 Laxton Road in Lynchburg, this site sits on a high-visibility thoroughfare near the Lowe’s intersection and directly across from Brookville High School. The configuration offers practical separation between the front workspace and the back residence while keeping both under one ownership.
The live-work layout is well-suited to operators who want business space with nearby housing, as well as owners looking for flexibility to balance an office use with residential income. With a single-lot setup that includes both a converted office and a separate home, the property can accommodate a range of small business and mixed-use scenarios, depending on how you plan to use and manage the two spaces.
Located at 155 Laxton Road in Lynchburg, this site sits on a high-visibility thoroughfare near the Lowe’s intersection and directly across from Brookville High School. The configuration offers practical separation between the front workspace and the back residence while keeping both under one ownership.
The live-work layout is well-suited to operators who want business space with nearby housing, as well as owners looking for flexibility to balance an office use with residential income. With a single-lot setup that includes both a converted office and a separate home, the property can accommodate a range of small business and mixed-use scenarios, depending on how you plan to use and manage the two spaces.
Key Highlights
- Prime commercial location on a high‑visibility thoroughfare, near Lowe's and across from Brookville High School.
- Versatile property suitable for live‑work setup, dual investment, or business headquarters with housing.
- Functional office space converted from a residential home.
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
$19,726
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
6.58%
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%
$394,520
$394.5K
Cap Rate 7%
$281,800
$281.8K
Cap Rate 9%
$219,178
$219.2K
Market Conditions
NOI Build-Up for 2,599 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
$34.3K $13.20/SF
− Vacancy
−$2.7K −$1.06/SF
EGI
$31.6K $12.14/SF
− OpEx
−$11.8K −$4.55/SF
NOI
$19.7K $7.59/SF
Area
Lynchburg County, VA
Vacancy
8.00%
Lease Rate
$13.20 /SF/Yr
Expense Ratio
37.50%
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%
$394,520
Cap Rate 7%
$281,800
Cap Rate 9%
$219,178
Alternative Uses
Best Use
Office B
$561.4K
$491.2K – $655.0K
NOI $39,297 @ 7.0% cap · market cap 13.10%
Second Best
Mixed Use
$281.8K
$246.6K – $328.8K
NOI $19,726 @ 7.0% cap · market cap 6.58%
Theoretical Best
Office A
$769.9K
$673.7K – $898.2K
NOI $53,893 @ 7.0% cap · market cap 17.96%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
664
Businesses Nearby
Explore this area
Business Placement
Demographics for 24502, VA
41,058
Population
18,576
Households
2.2
Avg Household Size
36
Median Age
39%
College-Educated
92%
High-School Grad
29.9 sq mi
ZIP Area
1,373
Density / Sq Mi
$66,027
Median Household Income
$35,923
Median Earnings
$1,166
Median Rent
$214,300
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?
Live-work space - Front office-converted structure with a separate 2-bed home on one lot for live-work or rental flexibility.
Where is this live-work space located?
The property is located at 155 Laxton Road Lynchburg, VA.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Prime commercial location on a high‑visibility thoroughfare, near Lowe's and across from Brookville High School.; Versatile property suitable for live‑work setup, dual investment, or business headquarters with housing.; Functional office space converted from a residential home.
