Income-Producing 8-Plex Apartment
For Sale
$899,000
Pending
1664 Graves Mill Rd, Lynchburg, VA 24502
Eight residential units generate monthly income with consistent 2-bedroom, 1-bath layouts for tenant-ready living.
Property Size6,792 SF
Days on Market165
Property Features for 1664 Graves Mill Rd
General Information
Standard status
Pending
Size
6,792 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
8
Listing Agency:
eXp Realty LLC-Stafford
(866) 825-7169
Listed By:
Jim L Rufus · License #0225183489
(434) 258-6912
Source:
Exprealty
Added: Apr 8
Changed: Sep 11
Last Checked: Sep 19 at 12:02PM
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 eXp Realty LLC-Stafford
Investment Insights
Based on property information with market context.
This income-producing 8-plex contains eight residential units totaling 16 bedrooms and eight full baths. The property is configured as eight separate 2-bedroom, 1-bath homes, each designed for straightforward occupancy and day-to-day usability. The listing notes that appointments are required, and prospective buyers must provide a bank letter or proof of funds prior to scheduling a showing.
Located on Graves Mill Road in a high-traffic corridor, the property is described as surrounded by established restaurants, businesses, and everyday conveniences. The remarks also cite convenient access to the expressway, the airport, and local colleges, supporting a tenant base drawn from routine commuting and nearby employment and education.
For investors or owner-operators seeking a residential income property with multiple independent units under one roof, this 8-plex provides a repeatable unit mix across all eight homes. The listing also provides a stated monthly income of $7,700, offering a baseline for underwriting and review. If you are considering a multifamily acquisition in an active commercial area, this structure may align well with buyers looking for a manageable apartment-building format and a straightforward tenant layout profile.
Located on Graves Mill Road in a high-traffic corridor, the property is described as surrounded by established restaurants, businesses, and everyday conveniences. The remarks also cite convenient access to the expressway, the airport, and local colleges, supporting a tenant base drawn from routine commuting and nearby employment and education.
For investors or owner-operators seeking a residential income property with multiple independent units under one roof, this 8-plex provides a repeatable unit mix across all eight homes. The listing also provides a stated monthly income of $7,700, offering a baseline for underwriting and review. If you are considering a multifamily acquisition in an active commercial area, this structure may align well with buyers looking for a manageable apartment-building format and a straightforward tenant layout profile.
Key Highlights
- Income‑producing 8‑plex with 8 residential units (16 bedrooms, 8 baths)
- All units have consistent layouts: 2 bedrooms and 1 full bath each
- Monthly income reported as $7,700
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
$53,920
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
6.00%
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%
$1,078,400
$1.1M
Cap Rate 7%
$770,286
$770.3K
Cap Rate 9%
$599,111
$599.1K
Market Conditions
NOI Build-Up for 6,792 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
$110.0K $16.20/SF
− Vacancy
−$12.0K −$1.77/SF
EGI
$98.0K $14.43/SF
− OpEx
−$44.1K −$6.50/SF
NOI
$53.9K $7.94/SF
Area
Lynchburg County, VA
Vacancy
10.90%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
45.00%
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%
$1,078,400
Cap Rate 7%
$770,286
Cap Rate 9%
$599,111
Alternative Uses
Best Use
Apartment 5plus
$770.3K
$674.0K – $898.7K
NOI $53,920 @ 7.0% cap · market cap 6.00%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$2.01M
$1.76M – $2.35M
NOI $140,839 @ 7.0% cap · market cap 15.67%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
8
Residential units
Location Intelligence
Trade Area within ½ mile
554
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
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Market
Vacancy Rate% for Multifamily in South region
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Frequently Asked Questions
What type of property is this?
Apartment building - Eight residential units generate monthly income with consistent 2-bedroom, 1-bath layouts for tenant-ready living.
Where is this apartment building located?
The property is located at 1664 Graves Mill Rd Lynchburg, VA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: Income‑producing 8‑plex with 8 residential units (16 bedrooms, 8 baths); All units have consistent layouts: 2 bedrooms and 1 full bath each; Monthly income reported as $7,700
