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Property profile & analytics
OFF-MARKET
Estimated value
$3,155,000
Manufacturing properties
7 Abattoir St Lynchburg, VA 24501
Entity Owned
9-yr Hold
Free & Clear
Property ID
US87-1439097
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1959
Total area
40,326 SF
Lot
5.21 ac (226,730 SF)
Zoning code
I2
APN
050 01 002
UPID
US87-1439097
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
-
Isalis (Bike/Boat/Book/etc) Store
-
Party City Party Supply Store (Bike/Boat/Book/etc) Store
-
Skunk Funk Big Box & Wholesale Store
-
Carl's Trading Co Hat Shop
-
Bushka's Kitchen LLC (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.14M
Comparable Approach
Comparable
$3.18M
Blend (final)
Blend
$3.16M
Owner & transaction history
City Of Lynchburg · 9 yrs held
City Of Lynchburg
since 2017
3 recorded transactions
Zoning & alternative use
I2 · Lynchburg, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
The I-2 district is intended to provide for industrial uses of a variety of types that produce relatively low levels of smoke, smell, noise, light, dust and other nuisances
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
1,326.09 ac
Source
Realmo
Top alternative use upside
Commercial (general)
$5.3M
+175.1%
Restaurant
$4.5M
+137.5%
Medical building
$4.0M
+108.0%
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%
$3,395,000
6.5%
$3,135,000
7%
$2,910,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,910,000
Current use
COMMERCIAL (GENERAL)
$5,250,000
Change: +175% · Conversion: Difficult
RESTAURANT
$4,530,000
Change: +138% · Conversion: Difficult
MEDICAL BUILDING
$3,965,000
Change: +108% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,785,000
Change: +98% · Conversion: Easy
RETAIL STORES
$2,665,000
Change: +40% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$1,990,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$3.16M
Range $2.84M – $3.47M · ±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
$78 / 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
$27,475
Tax year 2024
Assessed value
$3,087,100
Assessed 2024
Previous assessed
$3,087,100
+0.0% YoY
Effective rate
0.89%
On assessed value
Assessed land
$233,100
Assessed improvement
$2,854,000
Land market value
$233,100
Improvement market value
$2,854,000
Total market value
$3,087,100
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1959
Heating
NONE
Buildings
1
Stories
2
Total area
40,326 SF
Lot
5.21 ac (226,730 SF)
Zoning code
I2
APN
050 01 002
UPID
US87-1439097
Jurisdiction
LYNCHBURG CITY
Zoning & alternative use
I2 · Lynchburg, VAZoning I2 · permitted uses
I2 · Lynchburg, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
The I-2 district is intended to provide for industrial uses of a variety of types that produce relatively low levels of smoke, smell, noise, light, dust and other nuisances
Zone name
Light Industrial District
General category
INDUSTRIAL
Zone area
1,326.09 ac
Source
Realmo
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$5.3M
RESTAURANT
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.8M
RETAIL STORES
Est. value
$2.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.0M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RESTAURANT
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
APARTMENT HOUSE (5+ UNITS)
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
1959
Heating
NONE
Stories
2
Buildings
1
Lot
5.21 ac
Current owner
From public records · entity-resolved
City Of Lynchburg
Entity
Free & Clear · 9 yrs held
Mailing address
PO BOX 11105, LYNCHBURG, VA 24506-1105
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 20, 2017
—
City Of Lynchburg
Seven Hills Food LLC
Deed
—
Feb 6, 2009
—
Dinner Bell Meat Products INC
Vj American Dream LLC
Deed In Lieu Of Foreclosure
related
—
Mar 20, 2007
—
Vj American Dream LLC
Dinner Bell Meat Products INC
Deed
$525,000 · Dinner Bell Meat Products INC
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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