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Property profile & analytics
OFF-MARKET
Estimated value
$2,250,000
Apartment buildings
3901 Boonsboro Rd Lynchburg, VA 24503-2468
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1432472
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1971
Construction
FRAME
Total area
22,500 SF
Lot
0.75 ac (32,670 SF)
Zoning code
R4
APN
067 13 002
UPID
US87-1432472
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
$2.75M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.25M
Owner & transaction history
Ivy Peakland LLC · 8 yrs held
Ivy Peakland LLC
since 2018
2 recorded transactions
Zoning & alternative use
R4 · Lynchburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The R-4 district is intended to provide for residential and other compatible uses at high densities in locations with adequate infrastructure and proximity to necessary services and employment
Zone name
Medium High Density Residential District
General category
RESIDENTIAL
Zone area
1,481.55 ac
Source
Realmo
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%
$2,975,000
6.5%
$2,750,000
7%
$2,550,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,075,000
Current use
COMMERCIAL (GENERAL)
$2,915,000
Change: -5% · Conversion: Moderate
RETAIL STORES
$2,635,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.25M
Range $2.03M – $2.48M · ±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
$100 / 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
$15,898
Tax year 2024
Assessed value
$1,786,300
Assessed 2024
Previous assessed
$1,626,900
+9.8% YoY
Effective rate
0.89%
On assessed value
Assessed land
$225,000
Assessed improvement
$1,561,300
Land market value
$225,000
Improvement market value
$1,561,300
Total market value
$1,786,300
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
Off-Market
Year built
1971
Construction
FRAME
Heating
NONE
Buildings
1
Stories
3
Rooms
23
Total area
22,500 SF
Lot
0.75 ac (32,670 SF)
Zoning code
R4
APN
067 13 002
UPID
US87-1432472
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
R4 · Lynchburg, VAZoning R4 · permitted uses
R4 · Lynchburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The R-4 district is intended to provide for residential and other compatible uses at high densities in locations with adequate infrastructure and proximity to necessary services and employment
Zone name
Medium High Density Residential District
General category
RESIDENTIAL
Zone area
1,481.55 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.9M
RETAIL STORES
Est. value
$2.6M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
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
1971
Construction
FRAME
Heating
NONE
Stories
3
Buildings
1
Rooms
23
Lot
0.75 ac
Current owner
From public records · entity-resolved
Ivy Peakland LLC
Entity
Mailing address
18 W PRINCETON CIR, LYNCHBURG, VA 24503-1465
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2018
$1,350,500
Ivy Peakland LLC
Ivy Lynchburg Properties LLC
Deed
$1,143,250 · Bank Of The James
Jan 2, 2008
—
Ivy Lynchburg Properties LLC
B A Langley
Deed
$235,263 · Branch Banking & Tr Co Of Virginia
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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