Professional Office Condo Near
For Sale
$150,000
Pending
9851 BUSINESS Way, Manassas, VA 20110
760 SF office condo near Old Town Manassas.
Property Size760 SF
Days on Market121
Property Features for 9851 BUSINESS Way
General Information
Standard status
Pending
Size
760 SF
Property subtype
Commercial
Taxes and HOA fees
Annual Taxes
$1,955
Building Details
Year Built
1987
Units
1
Listing Agency:
Weber Rector Commerical Real Estate Services, Inc.
(949) 606-6674
Listed By:
Ryan Archibald
(949) 606-6674
Source:
Elliman
Added: Apr 24
Changed: Aug 9
Last Checked: Aug 21 at 12:00PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Weber Rector Commerical Real Estate Services, Inc.
Investment Insights
Based on property information with market context.
This 760 SF office condo features an efficient layout suitable for a variety of professional office uses. The suite includes a large reception/waiting area, 2 spacious private offices, a private restroom, break room, and utility/storage room, all connected by a functional hallway layout that maximizes usable space. The configuration provides a welcoming client-facing reception area with dedicated workspace for staff and ownership. This turn-key office condo is well suited for an owner-user or investor. Located in Ashton Professional Center just outside Old Town Manassas, this property offers convenient access to major local thoroughfares and key government services. The building is approximately a quarter mile from both Wellington Road and Rt. 28/Nokesville Rd. and about 1 mile from the Prince William County Courthouse, making it well suited for legal, professional, and administrative users seeking proximity to the courthouse and downtown Manassas. The location has a bike score of 41, indicating it is somewhat bikeable, a walk score of 65, indicating it is somewhat walkable, and a transit score of 22, indicating minimal transit.
Key Highlights
- Turn‑key office condo, ideal for owner‑user or investor.
- Convenient access to Wellington Road & Rt. 28 and key government services.
- Proximity to Prince William County Courthouse (approx. 1 mile).
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$10,176
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
6.78%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$203,520
$203.5K
Cap Rate 7%
$145,371
$145.4K
Cap Rate 9%
$113,067
$113.1K
Market Conditions
NOI Build-Up for 760 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$15.9K $20.88/SF
− Vacancy
−$2.3K −$3.03/SF
EGI
$13.6K $17.85/SF
− OpEx
−$3.4K −$4.46/SF
NOI
$10.2K $13.39/SF
Area
Manassas Park County, VA
Vacancy
14.50%
Lease Rate
$20.88 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$203,520
Cap Rate 7%
$145,371
Cap Rate 9%
$113,067
Alternative Uses
Best Use
Office B
$145.4K
$127.2K – $169.6K
NOI $10,176 @ 7.0% cap · market cap 6.78%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$422.1K
$369.4K – $492.5K
NOI $29,549 @ 7.0% cap · market cap 19.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
339
Businesses Nearby
Explore this area
Business Placement
Demographics for 20110, VA
49,120
Population
16,289
Households
3
Avg Household Size
35
Median Age
34%
College-Educated
82%
High-School Grad
12.8 sq mi
ZIP Area
3,838
Density / Sq Mi
$120,397
Median Household Income
$53,126
Median Earnings
$1,863
Median Rent
$445,300
Median Home Value
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - 760 SF office condo near Old Town Manassas.
Where is this office units located?
The property is located at 9851 BUSINESS Way Manassas, VA.
What is the asking price?
The asking price for this property is $150,000.
What are key features of this property?
This property features: Turn‑key office condo, ideal for owner‑user or investor.; Convenient access to Wellington Road & Rt. 28 and key government services.; Proximity to Prince William County Courthouse (approx. 1 mile).
