Retail Space with Commercial
For Sale
Contact for pricing
610 COMMERCE ST, Lynchburg, VA 24504
Downtown commercial building with flexible open-area layout, two restrooms, and B4 - Urban Commercial zoning.
Property Size1,600 SF
Price / SF$234.38
Days on Market14
Property Features for 610 COMMERCE ST
General Information
Standard status
Active
Size
1,600 SF
Total Parking Spaces
10
Property subtype
Retail, Office
Zoning
B4 - Urban Commercial
Investment Type
Owner/User
Additional Details
Road Access
Yes
Amenities
commercial kitchen
Building Details
Year Built
1947
Year Renovated
2003
Buildings
1
Stories
1
Units
1
Listing Agency:
Gentry Commercial Real Estate Inc
Listed By:
Christopher Gentry, SIOR · License #VA 0225033997
Source:
Crexi
Added: Aug 17
Changed: Aug 29
Last Checked: Aug 29 at 4:05PM
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 Gentry Commercial Real Estate Inc
Investment Insights
Based on property information with market context.
Built in 1947, this approximately 1,600-square-foot retail building offers a largely open interior, two restrooms, and a commercial kitchen. The property’s recent restaurant configuration provides existing food-service infrastructure, while the open layout supports retail or office use.
Located at 610 Commerce St in Downtown Lynchburg, the building sits across from the Academy Center of the Arts and next to Cliff's Edge Lofts. On-street parking is available, along with a paved lot accommodating up to 10 vehicles. The property is zoned B4 - Urban Commercial.
Located at 610 Commerce St in Downtown Lynchburg, the building sits across from the Academy Center of the Arts and next to Cliff's Edge Lofts. On-street parking is available, along with a paved lot accommodating up to 10 vehicles. The property is zoned B4 - Urban Commercial.
Key Highlights
- Approximately 1,600 SF building in Downtown Lynchburg
- Commercial kitchen with two restrooms
- Mostly open interior layout
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
$24,192
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
6.45%
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%
$483,840
$483.8K
Cap Rate 7%
$345,600
$345.6K
Cap Rate 9%
$268,800
$268.8K
Market Conditions
NOI Build-Up for 1,600 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
$33.6K $21.00/SF
− Vacancy
−$1.3K −$0.84/SF
EGI
$32.3K $20.16/SF
− OpEx
−$8.1K −$5.04/SF
NOI
$24.2K $15.12/SF
Area
Lynchburg County, VA
Vacancy
4.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
25.00%
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%
$483,840
Cap Rate 7%
$345,600
Cap Rate 9%
$268,800
Alternative Uses
Best Use
Office B
$345.6K
$302.4K – $403.2K
NOI $24,192 @ 7.0% cap · market cap 6.45%
Second Best
Retail
$277.3K
$242.7K – $323.6K
NOI $19,414 @ 7.0% cap · market cap 5.18%
Theoretical Best
Office A
$474.0K
$414.7K – $553.0K
NOI $33,178 @ 7.0% cap · market cap 8.85%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
1,300
Businesses Nearby
Explore this area
Business Placement
Demographics for 24504, VA
9,585
Population
5,206
Households
1.8
Avg Household Size
37
Median Age
24%
College-Educated
88%
High-School Grad
37.5 sq mi
ZIP Area
256
Density / Sq Mi
$50,739
Median Household Income
$34,265
Median Earnings
$998
Median Rent
$183,400
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Retail space - Downtown commercial building with flexible open-area layout, two restrooms, and B4 - Urban Commercial zoning.
Where is this retail space located?
The property is located at 610 COMMERCE ST Lynchburg, VA.
What is the asking price?
The asking price for this property is $375,000.
What are key features of this property?
This property features: Approximately 1,600 SF building in Downtown Lynchburg; Commercial kitchen with two restrooms; Mostly open interior layout
