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Property profile & analytics
OFF-MARKET
Estimated value
$11,800,000
Outlet malls
10589 Redoubt Rd Manassas, VA 20110-2017
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US87-1180634
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
1987
Total area
67,272 SF
Lot
7 ac (304,920 SF)
Zoning code
HEAVY INDUSTRIAL
APN
091-04-00-1
UPID
US87-1180634
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
-
Builders FirstSource Building Supply Industrial Manufacturer
-
Coleman Floor Construction Company General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$11.80M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.84M
Blend (final)
Blend
$11.80M
Owner & transaction history
Lindbrook Oi Redoubt LLC · 2 yrs held
Lindbrook Oi Redoubt LLC
since 2024
Last sale
$11.8M
3 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$13.7M
+8.1%
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
$11,800,000
ML approach
$11,800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$12,660,000
Current use
OFFICE BUILDING
$13,690,000
Change: +8% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,390,000
Change: -18% · Conversion: Easy
Blend value · Realmo final
$11.80M
Range $10.62M – $12.98M · ±10% · vs last sale $11.80M (May 29 2024)
Last sale anchor
$11.80M
May 29 2024
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
$175 / 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
$69,335
Tax year 2024
Assessed value
$5,666,700
Assessed 2024
Previous assessed
$5,502,800
+3.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$4,312,500
Assessed improvement
$1,354,200
Land market value
$4,312,500
Improvement market value
$1,354,200
Total market value
$5,666,700
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
1987
Heating
FORCED AIR
Cooling
NONE
Buildings
4
Stories
1
Total area
67,272 SF
Lot
7 ac (304,920 SF)
Zoning code
HEAVY INDUSTRIAL
APN
091-04-00-1
UPID
US87-1180634
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY INDUSTRIAL · 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
RETAIL STORES Current
Est. value
$12.7M
OFFICE BUILDING
Est. value
$13.7M
COMMERCIAL (GENERAL)
Est. value
$10.4M
RETAIL STORES Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1987
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
4
Lot
7 ac
Current owner
From public records · entity-resolved
Lindbrook Oi Redoubt LLC
Entity
Mailing address
2 BETHESDA METRO CTR #500, BETHESDA, MD 20814-6319
Ownership since
2024
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
May 29, 2024
$11,800,000
Lindbrook Oi Redoubt LLC
9700 Court LLC
Special Warranty Deed
$5,830,726 · Ameritas Life Insurance Corp
Nov 24, 2020
—
9700 Court LLC
—
Deed
related
$1,200,000 · Bank Of Charles Town
Jun 5, 2020
$5,700,000
9700 Court LLC
Wilson Real Estate LLC
Grant Deed
—
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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