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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Retail space
2008 Langhorne Rd, Lynchburg, VA 24501-1446
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1675739
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1955
Construction
FRAME
Total area
8,949 SF
Lot
1.25 ac (54,319 SF)
Zoning code
5
APN
016 02 002
UPID
US87-1675739
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
-
Golf Park Coffee Co. X FB Cafe & Coffee Shop
-
FarmBasket (Bike/Boat/Book/etc) Store
-
La La's Salon Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$908k
Blend (final)
Blend
$865k
Owner & transaction history
Wood Perrow LLC · 4 yrs held
Wood Perrow LLC
since 2021
Last sale
$865,000
5 recorded transactions
Zoning & alternative use
5 · Lynchburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.1M
+63.4%
Apartment house (5+ units)
$945,000
+43.9%
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
$760,000
ML approach
$720,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$655,000
Current use
COMMERCIAL (GENERAL)
$1,075,000
Change: +63% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$945,000
Change: +44% · Conversion: Difficult
WAREHOUSE, STORAGE
$545,000
Change: -17% · Conversion: Difficult
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $865k (Jul 30 2021)
Last sale anchor
$865k
Jul 30 2021
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
$97 / 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
$6,788
Tax year 2024
Assessed value
$762,700
Assessed 2024
Previous assessed
$762,700
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$180,000
Assessed improvement
$582,700
Land market value
$180,000
Improvement market value
$582,700
Total market value
$762,700
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1955
Construction
FRAME
Heating
NONE
Buildings
3
Stories
2
Total area
8,949 SF
Lot
1.25 ac (54,319 SF)
Zoning code
5
APN
016 02 002
UPID
US87-1675739
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
5 · Lynchburg, VA
Zoning 5 · permitted uses
5 · 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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$655,000
COMMERCIAL (GENERAL)
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$945,000
WAREHOUSE, STORAGE
Est. value
$545,000
RETAIL STORES Current
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1955
Construction
FRAME
Heating
NONE
Stories
2
Buildings
3
Lot
1.25 ac
Current owner
From public records · entity-resolved
Wood Perrow LLC
Entity
Mailing address
2506 LINK RD, LYNCHBURG, VA 24503-3010
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 30, 2021
$86,500
Wood Perrow LLC
Farm Basket Properties LLC
Deed
$365,000 · Bank Of The James
May 6, 2011
—
George C Walker JR & Lynne R Walker
William M Walker
Intrafamily Transfer
related
—
Aug 23, 2007
—
Farm Basket Properties LLC
Florence Morton Properties LLC
Deed
$896,000 · Suntrust Bank
Sep 28, 2006
—
Florence Morton Properties LLC
George Edward Flippin III
Deed
—
Aug 18, 2006
—
George Edward Flippin III
William M Flippin
Intrafamily Transfer
related
—
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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