Add Listing
    For Sale
    • For Sale
    • For Lease
    • Recently Sold
    • Property Lookup
    • Brokers
    2.24 Acres Ready to Build Title is generated by Realmo AI

    181 S Narrows Rd, Boones Mill, VA 24065

    View on Map
    Claim this Listing
    For Sale
    $40,000

    LAND - Boones Mill, VA

    Lot size:
    2.24 Acres
    Added:
    May 13, 2026
    Days on Market:
    19
    Last Refresh:
    May 31 at 8:06 pm

    Property Features for 181 S Narrows Rd

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    098.03-01-29.00-0000
    Lot size
    2.24 Acres

    Taxes and HOA fees

    Tax Annual Amount
    400

    Utilities

    Water source
    Private

    We can help!

    Listing Contact
    MICHAEL BRANDON BELCHER
    MICHAEL BRANDON BELCHER

    Listing agent MICHAEL BRANDON BELCHER

    Listing office KELLER WILLIAMS REALTY ROANOKE 3060 ELECTRIC RD, Roanoke, VA

    Listing date May 13, 2026

    MLS# 927502 Listing URL

    Copyright © 2026 Roanoke Valley Association of 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

    • Large 2.24‑acre lot offers ample space and privacy
    • Existing well and septic system provide significant cost and time savings
    • Relatively flat land simplifies construction
    • Vacant lot allows for custom home design and construction
    • Located in Franklin County
    • Private water source

    Overview

    This is a rare opportunity to own 2.24 acres of relatively flat land located in Franklin County. The vacant lot includes an existing well and a septic system. The infrastructure is ready. The seller has limited information on septic condition, and the buyer is to perform due diligence. The property is located in Boones Mill, VA.
    Property Profile Location Intelligence

    Current Use by Public Records

    Land

    Suggested Use

    Real Estate Agency Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Boones Mill
    County
    Franklin
    State
    Virginia
    Longitude
    -79.92992
    Latitude
    37.120441

    Nearby Similar for Sale

    • $60,000

      Boones Mill Build-Ready 1-Acre Lot

      1-acre lot zoned AR with prime Route 220 exposure.
      6993 Franklin Rd, Boones Mill, VA 24065
      View Details
    • Contact for pricing
      11,000 SF

      Franklin County Religious Facility

      24,000+ sq ft facility on 8.28 acres.
      10 Whispering Creek Rd, Boones Mill, VA
      View Details
    • $79,900

      Cleared Lot with Mountain Views

      Beautiful, level 1.59-acre lot ready for your dream home.
      GREEN LEVEL Rd lot: 15, Boones Mill, VA 24065
      View Details
    • $995,000

      Boones Mill Commercial Property Opportunity

      Prime commercial land with high visibility and unrestricted use.
      24712 Virgil H Goode Hwy, Boones Mill, VA 24065
      View Details
    • $69,950

      Land in Boones Mill, VA

      Private land with mountain views and building possibilities.
      Willow Branch Rd, Boones Mill, VA 24065
      View Details
    • $89,950

      Boones Mill Land For Sale

      12 acre lot with road frontage in Boones Mill.
      Starlight Ln, Boones Mill, VA 24065
      View Details
    • $400,000

      Land with Outstanding Visibility

      Two parcels of land with high visibility on Route 220.
      Taylors Rd, Boones Mill, VA
      View Details
    • $109,900

      Boones Mill Land For Sale

      Commercial land with high traffic count and commercial potential.
      VIRGIL H GOODE HWY, Boones Mill, VA 24065
      View Details

    FAQs

    What type of property is this?
    Land - 2.24 acres with well and septic system in place.
    Where is this land located?
    The property is located at 181 S Narrows Rd Boones Mill, VA.
    What is the asking price?
    The asking price for this property is $40,000.
    What are key features of this property?
    This property features: Large 2.24‑acre lot offers ample space and privacy; Existing well and septic system provide significant cost and time savings; Relatively flat land simplifies construction
    (540) 208-6102
    We can help!
    Listing Contact
    MICHAEL BRANDON BELCHER
    MICHAEL BRANDON BELCHER
    Request Owner's contact information
    Message sent successfully
    Error
    If you are the owner or broker of this property and would like to edit or remove this listing please send a message to web site administrator.
    Message sent successfully
    Error
    Email to Your Friends
    Link copied to clipboard
    Separate multiple addresses with a comma
    Message sent successfully
    Error

    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
    Thanks! Your message was sent.
    Error! Your message wasn't sent.
    Please enter your name
    Please enter email
    Please enter the email in the correct format
    Please enter phone
    Please enter the number in the correct format
    Please enter message
    Thank You

    You are Unsubscribed From Notifications

    Thank You for Inquiry
    181 S Narrows Rd, Boones Mill, VA 24065
    letter with green check mark
    Check your email
    We sent you the
    agent's contact details. yellow underline
    Can't find it?
    Please check your junk/spam folder.
    Google sign-in failed. Please try again or use another login method.
    Sign Up Successful!
    You now have access to more from Realmo!