Duplex with Terrace
New
For Sale
$339,900
2311 Rivermont Avenue, Lynchburg, VA 24503
Multi-Family, Lynchburg, VA
Property Size3,680 SF
Lot Size0.28 Acres
Price / SF$92.36
Days on Market2
Property Features for 2311 Rivermont Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
R3
Bedrooms
4
Bathrooms
5
Full bathrooms
4
Half bathrooms
1
Rooms
Bedroom 4, Bedroom 2, Bathroom 5, Bathroom 2, Bedroom 1, Bedroom 3, Bathroom 1, Bathroom 4, Bathroom 3
Parking features
Off Street
Elementary school
Bedford Hills Elem
Middle school
Linkhorne Midl
High school
E. C. Glass High
Elementary school district
Lynchburg
Middle school district
Lynchburg
High school district
Lynchburg
Directions
Rivermont Ave, across from Rivermont Presbyterian, and Riverside Park. Look for our sign. Shown by appointment.
Subdivision
Lynchburg
Standard status
Active
Size
3,680 SF
Lot size
0.28 Acres
Taxes and HOA fees
Tax Description
Rivermont Co: Plan B, BLK 92, LT 11 PT 12
Legal Description
Rivermont Co: Plan B, BLK 92, LT 11 PT 12
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Amenities
fireplace
private deck
off-street parking
carport
garden space
separate laundry
Building Details
Year built
1920
Number of units
2
Listing Agency:
Virginia Homes & Land Realty · RE/MAX International
Listed By:
Adam Hopkins · License #0225067228
(434) 444-7136
Added: Sep 2
Last Checked: Sep 3 at 7:06AM
MLS# 368953
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.
Built in 1920, this 3,680-square-foot duplex combines a primary residence with a one-bedroom terrace-level apartment. The main dwelling includes five bedrooms and 4.5 baths, along with an eat-in kitchen featuring granite counters, updated cabinetry, a stainless refrigerator, and custom built-ins. Additional spaces include multiple living areas, an office, laundry, a fireplace, and a private deck. Heat pump systems provide heating and cooling.
The property occupies 0.28 acres on Rivermont Avenue in Lynchburg. Magnolia Foods, Randolph College, Riverside Park, Blackwater Creek trails, shopping, and dining are nearby. Off-street parking, a carport, and garden space add practical site amenities. The property is zoned R3.
The property occupies 0.28 acres on Rivermont Avenue in Lynchburg. Magnolia Foods, Randolph College, Riverside Park, Blackwater Creek trails, shopping, and dining are nearby. Off-street parking, a carport, and garden space add practical site amenities. The property is zoned R3.
Key Highlights
- 3,680‑square‑foot duplex built in 1920
- Five bedrooms and 4.5 baths across the main dwelling
- One‑bedroom apartment with formal dining room and separate laundry
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
$29,215
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
8.60%
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%
$584,300
$584.3K
Cap Rate 7%
$417,357
$417.4K
Cap Rate 9%
$324,611
$324.6K
Market Conditions
NOI Build-Up for 3,680 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
$59.6K $16.20/SF
− Vacancy
−$6.5K −$1.77/SF
EGI
$53.1K $14.43/SF
− OpEx
−$23.9K −$6.50/SF
NOI
$29.2K $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%
$584,300
Cap Rate 7%
$417,357
Cap Rate 9%
$324,611
Alternative Uses
Best Use
Multifamily LT 5
$455.2K
$398.3K – $531.1K
NOI $31,866 @ 7.0% cap · market cap 9.38%
Second Best
Apartment 5plus
$417.4K
$365.2K – $486.9K
NOI $29,215 @ 7.0% cap · market cap 8.60%
Theoretical Best
Office A
$1.09M
$953.9K – $1.27M
NOI $76,308 @ 7.0% cap · market cap 22.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
273
Businesses Nearby
Explore this area
Business Placement
Demographics for 24503, VA
19,810
Population
8,755
Households
2.3
Avg Household Size
44
Median Age
59%
College-Educated
96%
High-School Grad
36.7 sq mi
ZIP Area
540
Density / Sq Mi
$92,025
Median Household Income
$46,521
Median Earnings
$972
Median Rent
$320,500
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Two-level layout includes a separate terrace apartment, off-street parking, and garden space.
Where is this duplex located?
The property is located at 2311 Rivermont Avenue Lynchburg, VA.
What is the asking price?
The asking price for this property is $339,900.
What are key features of this property?
This property features: 3,680‑square‑foot duplex built in 1920; Five bedrooms and 4.5 baths across the main dwelling; One‑bedroom apartment with formal dining room and separate laundry
