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Property profile & analytics
OFF-MARKET
Estimated value
$10,200,000
Commercial real estate
10604 Blendia Ln Manassas, VA 20109-3445
Entity Owned
16-yr Hold
~
Est. High Equity
Property ID
US87-0866313
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1985
Total area
61,026 SF
Lot
8.23 ac (358,499 SF)
Zoning code
SUBURB RES MULTI:6-16 UNI
APN
7696-39-7813
UPID
US87-0866313
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
-
Barrington Apartments Apartment Building
-
Dolan Properties Dolan Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$11.92M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.20M
Owner & transaction history
Ashton Ridge LLC · 16 yrs held
Ashton Ridge LLC
since 2010
1 recorded transaction
Zoning & alternative use
SUBURB RES MULTI:6-16 UNI · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$13.0M
+8.7%
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%
$12,905,000
6.5%
$11,915,000
7%
$11,065,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$11,995,000
Current use
INDUSTRIAL (GENERAL)
$13,040,000
Change: +9% · Conversion: Moderate
RETAIL STORES
$11,485,000
Change: -4% · Conversion: Easy
OFFICE BUILDING
$10,260,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$10.20M
Range $9.18M – $11.22M · ±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
$167 / 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
$253,865
Tax year 2023
Assessed value
$24,398,400
Assessed 2023
Previous assessed
$24,080,000
+1.3% YoY
Effective rate
1.04%
On assessed value
Assessed land
$5,952,000
Assessed improvement
$18,446,400
Land market value
$5,952,000
Improvement market value
$18,446,400
Total market value
$24,398,400
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1985
Heating
NONE
Cooling
YES
Stories
2
Total area
61,026 SF
Lot
8.23 ac (358,499 SF)
Zoning code
SUBURB RES MULTI:6-16 UNI
APN
7696-39-7813
UPID
US87-0866313
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
SUBURB RES MULTI:6-16 UNI · Manassas, VA
Zoning SUBURB RES MULTI:6-16 UNI · permitted uses
SUBURB RES MULTI:6-16 UNI · 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
COMMERCIAL (GENERAL) Current
Est. value
$12.0M
INDUSTRIAL (GENERAL)
Est. value
$13.0M
RETAIL STORES
Est. value
$11.5M
OFFICE BUILDING
Est. value
$10.3M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
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
1985
Heating
NONE
Cooling
Yes
Stories
2
Lot
8.23 ac
Current owner
From public records · entity-resolved
Ashton Ridge LLC
Entity
Mailing address
3900 WESTERRE PKWY STE #102, RICHMOND, VA 23233-1337
Ownership since
2010
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2010
$8,103,324
Ashton Ridge LLC
Virginia Hsng & Dev Auth
Grant Deed
$10,275,000 · Housing Dev Authority Virginia
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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