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    22 Campbell Ave SE Roanoke, VA 24011

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    For Sale
    $799,000

    COMMERCIAL - Roanoke, VA

    Property size:
    4,400 SF
    Lot size:
    0.05 Acres
    Price / SF:
    $181/SF
    Added:
    Nov 13, 2025
    Days on Market:
    169
    Last Refresh:
    May 1 at 8:06 pm

    Property Features for 22 Campbell Ave SE

    General Information

    Property type
    Commercial Sale
    Property subtype
    Other
    Zoning
    D-Downtown
    Standard status
    Active
    APN
    401-0316
    Size
    4,400 SF
    Lot size
    0.05 Acres

    Taxes and HOA fees

    Tax Annual Amount
    6291

    Utilities

    Sewer type
    Public Sewer
    Water source
    Public

    Building Details

    Year built
    1902
    Floors in Building
    2
    Flooring type
    Wood, Vinyl
    Building materials
    Brick

    We can help!

    Listing Contact
    KRISTA H VANNOY

    Listing agent KRISTA H VANNOY

    Listing office WALDVOGEL COMMERCIAL PROPERTIES 800 PROFESSIONAL ARTS BLDG 30 FRANKLIN RD, SW, Roanoke, VA

    Listing date Nov 13, 2025

    MLS# 922747

    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.

    Overview

    Downtown Roanoke Mixed-Use Building

    Located in Downtown Roanoke, this 4,400 SF two-unit building offers an investment opportunity. The property blends historic charm with modern convenience. Downtown Roanoke is home to more than 900 businesses and 2600 residents, making 22 Campbell Avenue SE accessible and highly visible. The first floor is configured as a street-level retail space with a half restroom and is available for occupancy on July 1, 2026. The second floor was renovated in 2021 into a modern 2bd/2bth residence and will be available for new occupancy as of February 1, 2026. The residence features recessed lighting, granite, and hardwoods throughout, with the potential to develop a rooftop deck. Large windows overlook Campbell Avenue. Each bedroom has an en suite full bathroom, and the primary bedroom includes a generous closet. Preferential parking is available through PARK Roanoke's Residential Parking Programs. The property, zoned D-Downtown, sits on a 0.05-acre lot. This property presents an investment prospect for an owner-resident seeking supplemental income or for anyone looking to diversify a portfolio.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Market Gallery Art Gallery Jilda Long Physician

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Law Firm Nail Salon Building Supply Gym & Fitness Center Pharmacy

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

    Location Insight

    • Map
    • Local Demand
    City
    Roanoke
    County
    Salem
    State
    Virginia
    Longitude
    -79.939529
    Latitude
    37.272002

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    FAQs

    What type of property is this?
    Mixed-use property - Two-unit building in vibrant downtown Roanoke with retail and residential.
    Where is this mixed-use property located?
    The property is located at 22 Campbell Ave SE Roanoke, VA.
    What is the asking price?
    The asking price for this property is $799,000.
    What are key features of this property?
    This property features: Prime Downtown Roanoke location offering high visibility and accessibility.; Two‑unit building featuring retail space and a modern residential unit.; Renovated 2bd/2bth residential unit boasts hardwood floors, granite, and en suite bathrooms.
    (540) 342-0800
    We can help!
    Listing Contact
    KRISTA H VANNOY
    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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    22 Campbell Ave SE, Roanoke, VA 24011

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