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Property profile & analytics
FOR SALE
Apartment buildings
1664 Graves Mill Rd Lynchburg, VA 24502
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-1754451
For Sale
1 / 6
$899,000
1664 Graves Mill Rd, Lynchburg, VA 24502
View Listing →
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
FRAME
Total area
6,792 SF
Lot
0.7 ac (30,522 SF)
Zoning code
B1
APN
240 13 005
UPID
US87-1754451
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Sandusky High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$635k
CAP Approach
CAP
$830k
Comparable Approach
Comparable
$502k
Blend (final)
Blend
$630k
Owner & transaction history
Rjc Holdings LLC · 3 yrs held
Rjc Holdings LLC
since 2023
Last sale
$620,000
4 recorded transactions
Zoning & alternative use
B1 · Lynchburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Lynchburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Lynchburg submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$650,000
ML approach
$635,000
CAP Approach
CAP Return
Estimation
6%
$900,000
6.5%
$830,000
7%
$770,000
Blend value · Realmo final
$630k
Range $567k – $693k · ±10% · vs last sale $620k (Apr 4 2023)
Last sale anchor
$620k
Apr 4 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$93 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$4,012
Tax year 2024
Assessed value
$450,800
Assessed 2024
Previous assessed
$450,800
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$140,000
Assessed improvement
$310,800
Land market value
$140,000
Improvement market value
$310,800
Total market value
$450,800
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1970
Construction
FRAME
Heating
NONE
Buildings
1
Stories
2
Rooms
8
Total area
6,792 SF
Lot
0.7 ac (30,522 SF)
Zoning code
B1
APN
240 13 005
UPID
US87-1754451
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
B1 · Lynchburg, VA
Zoning B1 · permitted uses
B1 · Lynchburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Lynchburg. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1970
Construction
FRAME
Heating
NONE
Stories
2
Buildings
1
Rooms
8
Lot
0.7 ac
Current owner
From public records · entity-resolved
Rjc Holdings LLC
Entity
Free & Clear · 3 yrs held
Mailing address
245 LONGHILL RD, GOODE, VA 24556-2209
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 28, 2023
—
Rjc Holdings LLC
—
Deed
related
$644,000 · Select Bank
Apr 4, 2023
$620,000
Rjc Holdings LLC
Jca Holdings LLC
Bargain And Sale Deed
—
Apr 26, 2021
—
Jca Holdings LLC
Ago Properties LLC
Correction Deed
related
—
Jun 18, 2020
$405,000
Jca Holdings LLC
Ago Properties LLC
Deed
$324,000 · Carter Bank & Trust
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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