Office Unit with Four Parking
For Sale
Under Contract
$150,000
9845 BUSINESS Way, Manassas, VA 20110
Commercial Sale, MANASSAS, VA
Property Size748 SF
Price / SF$200.53
Days on Market47
Property Features for 9845 BUSINESS Way
General Information
Property type
Other
Property subtype
Office
Parking
4
Parking features
Parking Lot
Elementary school district
MANASSAS PARK CITY PUBLIC SCHOOLS
Middle school district
MANASSAS PARK CITY PUBLIC SCHOOLS
High school district
MANASSAS PARK CITY PUBLIC SCHOOLS
Standard status
Active Under Contract
Taxes and HOA fees
Tax Annual Amount
1696
Utilities
Heating system
Heat Pump (Heating), Electric (Heating)
Cooling system
Central Air
Building Details
Year built
1987
Number of units
1
Building materials
Brick Veneer, Asphalt, BattsInsulation, Block, Brick
Listing Agency:
Keller Williams Realty/Lee Beaver & Assoc.
(703) 330-2222
Listed By:
John A Larkin · License #0225053324
(703) 626-2363
Added: Jul 18
Changed: Aug 25
Last Checked: Sep 2 at 2:06AM
MLS# VAPW2125712
Copyright © 2026 Bright MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 748-square-foot office unit provides a compact setting for professional office use. The property was built in 1987 with brick veneer construction and includes carpeted interior space, central air conditioning, and electric heat pump service. The office is described as being in good condition, offering a practical, low-maintenance configuration for an owner-user or office occupant.
Parking is provided through an on-site lot with four spaces. Road access includes Route 234, the Route 234 Expressway, and Route 28 for northbound and southbound travel. The combination of dedicated parking, established construction, and accessible office accommodation supports straightforward day-to-day operations.
Parking is provided through an on-site lot with four spaces. Road access includes Route 234, the Route 234 Expressway, and Route 28 for northbound and southbound travel. The combination of dedicated parking, established construction, and accessible office accommodation supports straightforward day-to-day operations.
Key Highlights
- 748‑square‑foot office unit
- Built in 1987 with brick veneer construction
- Four parking spaces in an on‑site parking lot
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
$10,015
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
6.68%
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%
$200,300
$200.3K
Cap Rate 7%
$143,071
$143.1K
Cap Rate 9%
$111,278
$111.3K
Market Conditions
NOI Build-Up for 748 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
$15.6K $20.88/SF
− Vacancy
−$2.3K −$3.03/SF
EGI
$13.4K $17.85/SF
− OpEx
−$3.3K −$4.46/SF
NOI
$10.0K $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%
$200,300
Cap Rate 7%
$143,071
Cap Rate 9%
$111,278
Alternative Uses
Best Use
Office B
$143.1K
$125.2K – $166.9K
NOI $10,015 @ 7.0% cap · market cap 6.68%
Second Best
—
—
no second resolved use
Theoretical Best
Specialty Retail
$415.5K
$363.5K – $484.7K
NOI $29,082 @ 7.0% cap · market cap 19.39%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
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
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Office units - Low-maintenance office space with carpeted interiors, central air, and convenient access to major regional roadways.
Where is this office units located?
The property is located at 9845 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: 748‑square‑foot office unit; Built in 1987 with brick veneer construction; Four parking spaces in an on‑site parking lot
