Updated Separately Metered
For Sale
$284,900
2800 Kulman Pl, Lynchburg, VA 24501
Two refreshed units feature private unfinished basements and separate utility metering for flexible occupancy or leasing.
Property Size1,578 SF
Price / SF$180.54
Days on Market10
Property Features for 2800 Kulman Pl
General Information
Standard status
Active
Size
1,578 SF
Property subtype
Residential Income
Additional Details
Multifamily Units
2
Listing Agency:
Mark A. Dalton & Co., Inc.
(434) 841-8405
Listed By:
Mark Thomas LaMontagne
Source:
Exprealty
Added: Aug 13
Changed: Aug 21
Last Checked: Aug 21 at 11:49AM
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 Mark A. Dalton & Co., Inc.
Investment Insights
Based on property information with market context.
This 1578 SF duplex contains two updated residential units, each with refreshed kitchens, flooring, and paint. Separate unfinished basements provide individual storage areas and may offer future expansion potential. Separate metering serves each side of the building.
The property is located at 2800 Kulman Pl in Lynchburg, VA, within minutes of the medical corridor, Wards Road, and amenities along 221. The two-unit configuration supports an owner-occupant arrangement or leasing of both sides, subject to the buyer’s intended use.
The property is located at 2800 Kulman Pl in Lynchburg, VA, within minutes of the medical corridor, Wards Road, and amenities along 221. The two-unit configuration supports an owner-occupant arrangement or leasing of both sides, subject to the buyer’s intended use.
Key Highlights
- 1578 SF duplex with two updated units
- Separate utility metering for each side
- Updated kitchens, flooring, and paint
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
$13,664
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
4.80%
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%
$273,280
$273.3K
Cap Rate 7%
$195,200
$195.2K
Cap Rate 9%
$151,822
$151.8K
Market Conditions
NOI Build-Up for 1,578 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
$21.8K $13.80/SF
− Vacancy
−$2.3K −$1.43/SF
EGI
$19.5K $12.37/SF
− OpEx
−$5.9K −$3.71/SF
NOI
$13.7K $8.66/SF
Area
Lynchburg County, VA
Vacancy
10.36%
Lease Rate
$13.80 /SF/Yr
Expense Ratio
30.00%
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%
$273,280
Cap Rate 7%
$195,200
Cap Rate 9%
$151,822
Alternative Uses
Best Use
Multifamily LT 5
$195.2K
$170.8K – $227.7K
NOI $13,664 @ 7.0% cap · market cap 4.80%
Second Best
Apartment 5plus
$179.0K
$156.6K – $208.8K
NOI $12,527 @ 7.0% cap · market cap 4.40%
Theoretical Best
Office A
$467.4K
$409.0K – $545.4K
NOI $32,721 @ 7.0% cap · market cap 11.49%
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
269
Businesses Nearby
Explore this area
Business Placement
Demographics for 24501, VA
27,160
Population
12,157
Households
2.2
Avg Household Size
33
Median Age
25%
College-Educated
87%
High-School Grad
36.3 sq mi
ZIP Area
748
Density / Sq Mi
$45,305
Median Household Income
$28,790
Median Earnings
$936
Median Rent
$155,800
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 refreshed units feature private unfinished basements and separate utility metering for flexible occupancy or leasing.
Where is this duplex located?
The property is located at 2800 Kulman Pl Lynchburg, VA.
What is the asking price?
The asking price for this property is $284,900.
What are key features of this property?
This property features: 1578 SF duplex with two updated units; Separate utility metering for each side; Updated kitchens, flooring, and paint
