Brick Side-by-Side
For Sale
$299,900
Pending
85 Deer Creek Drive, Lynchburg, VA 24502
Multi-Family, Lynchburg, VA
Property Size1,792 SF
Lot Size0.51 Acres
Days on Market97
Property Features for 85 Deer Creek Drive
General Information
Property type
Residential Multi Family
Property subtype
Other
Bedrooms
4
Bathrooms
2
Full bathrooms
2
Rooms
Bedroom 4, Bedroom 1, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 3
Parking features
Off Street
Subdivision
Deer Crk Sec 2
Elementary school
Leesville Road Elem
Middle school
Brookville Midl
High school
Brookville High
Elementary school district
Campbell
Middle school district
Campbell
High school district
Campbell
Directions
Leesville Road to Deer Creek Dr. Home on Right. Look for sign.
Standard status
Pending
APN
21F525
Size
1,792 SF
Lot size
0.51 Acres
Taxes and HOA fees
Tax Description
DEER CREEK - LOT 25 SEC 2
Tax Annual Amount
781
Legal Description
DEER CREEK - LOT 25 SEC 2
Utilities
Heating system
Heat Pump (Heating)
Cooling system
Heat Pump
Building Details
Year built
1980
Number of units
2
Listing Agency:
Mark A. Dalton & Co., Inc.
(434) 841-8405
Listed By:
Matt G Durand · License #0225204692
(434) 237-6267
Added: May 27
Changed: Aug 28
Last Checked: Aug 31 at 6:06AM
MLS# 366766
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.
This 1,792-square-foot duplex contains two two-bedroom, one-bath units arranged side by side. Each residence is on the main level and includes updated bamboo and ceramic tile flooring, a full appliance package, and a separate washer and dryer. Replacement double-pane vinyl windows, heat-pump heating and cooling, separate electric meters, and individual driveways add practical operating features. The property was built in 1980 and includes an architectural shingle roof, gutter guards, rear stoops, and off-street parking.
Both units are currently occupied under month-to-month leases. The duplex sits on a 0.51-acre lot with a level rear yard that backs to woods. It is located in Campbell County within the Brookville School District and on a street without through traffic. Liberty University is approximately six minutes away, while Target is approximately seven minutes away.
Both units are currently occupied under month-to-month leases. The duplex sits on a 0.51-acre lot with a level rear yard that backs to woods. It is located in Campbell County within the Brookville School District and on a street without through traffic. Liberty University is approximately six minutes away, while Target is approximately seven minutes away.
Key Highlights
- Two side‑by‑side units, each with 2 bedrooms and 1 bath
- 1,792 square feet on a 0.51‑acre lot
- Both units currently rented on month‑to‑month leases
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
$15,517
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
5.17%
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%
$310,340
$310.3K
Cap Rate 7%
$221,671
$221.7K
Cap Rate 9%
$172,411
$172.4K
Market Conditions
NOI Build-Up for 1,792 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
$24.7K $13.80/SF
− Vacancy
−$2.6K −$1.43/SF
EGI
$22.2K $12.37/SF
− OpEx
−$6.7K −$3.71/SF
NOI
$15.5K $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%
$310,340
Cap Rate 7%
$221,671
Cap Rate 9%
$172,411
Alternative Uses
Best Use
Multifamily LT 5
$221.7K
$194.0K – $258.6K
NOI $15,517 @ 7.0% cap · market cap 5.17%
Second Best
Apartment 5plus
$203.2K
$177.8K – $237.1K
NOI $14,226 @ 7.0% cap · market cap 4.74%
Theoretical Best
Office A
$530.8K
$464.5K – $619.3K
NOI $37,159 @ 7.0% cap · market cap 12.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
97
Businesses Nearby
Explore this area
Business Placement
Demographics for 24502, VA
41,058
Population
18,576
Households
2.2
Avg Household Size
36
Median Age
39%
College-Educated
92%
High-School Grad
29.9 sq mi
ZIP Area
1,373
Density / Sq Mi
$66,027
Median Household Income
$35,923
Median Earnings
$1,166
Median Rent
$214,300
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 leased residences provide separate utilities, driveways, and main-level living with updated finishes and appliances.
Where is this duplex located?
The property is located at 85 Deer Creek Drive Lynchburg, VA.
What is the asking price?
The asking price for this property is $299,900.
What are key features of this property?
This property features: Two side‑by‑side units, each with 2 bedrooms and 1 bath; 1,792 square feet on a 0.51‑acre lot; Both units currently rented on month‑to‑month leases
