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Property profile & analytics
FOR LEASE
Office buildings
10440 Balls Ford Rd, Manassas, VA 20109
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-2239363
For Lease
1 / 15
$24 SF/Yr
10440 Balls Ford Rd, Manassas, VA 20109
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Property summary
AI-generated overview
This exceptional 5,701 square foot executive office suite is ideally situated in the Battlefield Overlook I building at 10440 Balls Ford Rd, Manassas, VA 20109. Located in Prince William County, this Class A office space offers a prime location at the intersection of Interstate 66 and Route 234 Business, providing easy access to all of Northern Virginia. The building, constructed in 2003 and zoned B-1, boasts professional management and an elevator for convenient access. Suite 200, situated on the second floor, features a thoughtfully designed layout including twelve individual offices (two of which are large corner offices), a dedicated conference room, a reception area, and a spacious open area suitable for approximately fifteen cubicles. The property's convenient location offers the added benefit of nearby hotels and restaurants within walking distance. This multiple-tenancy building presents a fantastic opportunity for businesses seeking a prestigious and well-appointed office space. The suite will be available for occupancy beginning March 1, 2025.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2003
Total area
35,991 SF
Lot
2.21 ac (96,355 SF)
Zoning code
GENERAL BUSINESS
APN
7697-46-6135
UPID
US87-2239363
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
-
R.W. Murray Co. Construction Company General Contractor
-
Advanced Retina Center Eye Care Center
-
Kla-Tencor Corporation Factory Production Facility
-
Ocean Bay, LLC Corporate Office
-
Sage Systems Technologies LLC Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.31M
Blend (final)
Blend
$4.75M
Owner & transaction history
NKASR LLC
NKASR LLC
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$7.7M
+27.1%
Commercial (general)
$7.1M
+16.9%
Retail stores
$6.8M
+12.0%
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 Manassas submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manassas 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,050,000
Current use
INDUSTRIAL (GENERAL)
$7,690,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,075,000
Change: +17% · Conversion: Easy
RETAIL STORES
$6,775,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$4.75M
Range $4.27M – $5.22M · ±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
$132 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$54,309
Tax year 2023
Assessed value
$5,219,500
Assessed 2023
Previous assessed
$5,627,800
-7.3% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,215,000
Assessed improvement
$4,004,500
Land market value
$1,215,000
Improvement market value
$4,004,500
Total market value
$5,219,500
Applied tax rate
6.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2003
Stories
2
Total area
35,991 SF
Lot
2.21 ac (96,355 SF)
Zoning code
GENERAL BUSINESS
APN
7697-46-6135
UPID
US87-2239363
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Zoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Manassas, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Manassas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$6.1M
INDUSTRIAL (GENERAL)
Est. value
$7.7M
COMMERCIAL (GENERAL)
Est. value
$7.1M
RETAIL STORES
Est. value
$6.8M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
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
2003
Stories
2
Lot
2.21 ac
Current owner
From public records · entity-resolved
NKASR LLC
Entity
Free & Clear · 0 yrs held
Mailing address
1420 MAYHURST BLVD, MC LEAN, VA 22102-2235
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
No recorded transactions
No recorded transactions found for this property.
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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