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Property profile & analytics
OFF-MARKET
Estimated value
$1,885,000
Apartment buildings
301 Rivermont Ave Lynchburg, VA 24504
Entity Owned
15-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1718948
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1915
Construction
FRAME
Total area
19,264 SF
Lot
0.49 ac (21,344 SF)
Zoning code
B2
APN
023 27 002
UPID
US87-1718948
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.36M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.89M
Owner & transaction history
Victorias Inventory LLC · 15 yrs held
Victorias Inventory LLC
since 2011
4 recorded transactions
Zoning & alternative use
B2 · 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,550,000
6.5%
$2,355,000
7%
$2,185,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,635,000
Current use
RETAIL STORES
$2,255,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.89M
Range $1.70M – $2.07M · ±10%
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
$98 / 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
$19,504
Tax year 2024
Assessed value
$2,191,500
Assessed 2024
Previous assessed
$2,191,500
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$213,400
Assessed improvement
$1,978,100
Land market value
$213,400
Improvement market value
$1,978,100
Total market value
$2,191,500
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Off-Market
Year built
1915
Construction
FRAME
Heating
NONE
Buildings
1
Stories
3
Rooms
22
Total area
19,264 SF
Lot
0.49 ac (21,344 SF)
Zoning code
B2
APN
023 27 002
UPID
US87-1718948
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
B2 · Lynchburg, VAZoning B2 · permitted uses
B2 · Lynchburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$2.6M
RETAIL STORES
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
1915
Construction
FRAME
Heating
NONE
Stories
3
Buildings
1
Rooms
22
Lot
0.49 ac
Current owner
From public records · entity-resolved
Victorias Inventory LLC
Entity
Mailing address
2600 MEMORIAL AVE STE LL1, LYNCHBURG, VA 24501-2658
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
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
Sep 2, 2022
—
Victorias Inventory LLC
—
Deed
related
$2,313,000 · American National Bank & Trust
Jun 20, 2019
—
Victorias Inventory LLC
—
Deed
related
$2,316,250 · Essex Bank
Mar 29, 2011
$600,000
Victorias Inventory LLC
Rivermont Holdings LLC
Deed
$480,000 · Bank Of The James
Dec 1, 2006
—
Rivermont Holdings LLC
William H Crank
Deed
$352,750 · Bank Of The James
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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