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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Apartment buildings
401 Rivermont Ave, Lynchburg, VA 24504-2360
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-1809398
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1927
Total area
8,400 SF
Lot
0.15 ac (6,578 SF)
Zoning code
R4
APN
023 15 006
UPID
US87-1809398
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
$1.03M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$910k
Owner & transaction history
Victorias Inventory LLC · 6 yrs held
Victorias Inventory LLC
since 2019
4 recorded transactions
Zoning & alternative use
R4 · Lynchburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+30.4%
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%
$1,110,000
6.5%
$1,025,000
7%
$955,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,150,000
Current use
MEDICAL BUILDING
$1,495,000
Change: +30% · Conversion: Moderate
RETAIL STORES
$985,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±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
$108 / 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
$11,259
Tax year 2024
Assessed value
$1,265,000
Assessed 2024
Previous assessed
$1,265,000
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$99,300
Assessed improvement
$1,165,700
Land market value
$99,300
Improvement market value
$1,165,700
Total market value
$1,265,000
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
1927
Heating
NONE
Cooling
YES
Buildings
1
Stories
1
Total area
8,400 SF
Lot
0.15 ac (6,578 SF)
Zoning code
R4
APN
023 15 006
UPID
US87-1809398
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
R4 · Lynchburg, VA
Zoning R4 · permitted uses
R4 · 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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$985,000
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
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
1927
Heating
NONE
Cooling
Yes
Stories
1
Buildings
1
Lot
0.15 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
2019
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
Aug 26, 2022
—
Victorias Investory LLC
—
Deed
related
$1,531,400 · Freedom First FCU
Dec 18, 2020
—
Victorias Inventory LLC
—
Deed
related
$1,531,400 · Essex Bank
Aug 21, 2019
$185,000
Victorias Inventory LLC
Bobby L Johnson
Deed
$138,750 · Bank Of The James
Sep 19, 2016
—
Bobby L Johnson
Bobby L Johnson
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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