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Property profile & analytics
OFF-MARKET
Estimated value
$5,575,000
Office buildings
10651 Lomond Dr Manassas, VA 20109-2808
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-0179835
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2001
Total area
20,040 SF
Lot
2 ac (87,251 SF)
Zoning code
GENERAL BUSINESS
APN
7696-39-8039
UPID
US87-0179835
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
-
Argueta Angela J Counselor
-
Matthew's Center-Visual Learning Professional Services School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.27M
CAP Approach
CAP
$5.80M
Comparable Approach
Comparable
$3.47M
Blend (final)
Blend
$5.58M
Owner & transaction history
Canyon Star LLC · 5 yrs held
Canyon Star LLC
since 2021
Last sale
$5.5M
4 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$9.2M
+173.5%
Auto repair, garage
$6.0M
+76.9%
Industrial (general)
$4.3M
+27.1%
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
$5,505,000
ML approach
$6,270,000
CAP Approach
CAP Return
Estimation
6%
$6,285,000
6.5%
$5,800,000
7%
$5,385,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,370,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$9,210,000
Change: +173% · Conversion: Difficult
AUTO REPAIR, GARAGE
$5,960,000
Change: +77% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$4,280,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,940,000
Change: +17% · Conversion: Easy
RETAIL STORES
$3,770,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$5.58M
Range $5.02M – $6.13M · ±10% · vs last sale $5.50M (Jun 22 2021)
Last sale anchor
$5.50M
Jun 22 2021
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
$278 / 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
$35,524
Tax year 2023
Assessed value
$3,414,100
Assessed 2023
Previous assessed
$3,196,400
+6.8% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,000,500
Assessed improvement
$2,413,600
Land market value
$1,000,500
Improvement market value
$2,413,600
Total market value
$3,414,100
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
Off-Market
Year built
2001
Heating
NONE
Stories
1
Total area
20,040 SF
Lot
2 ac (87,251 SF)
Zoning code
GENERAL BUSINESS
APN
7696-39-8039
UPID
US87-0179835
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
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$9.2M
AUTO REPAIR, GARAGE
Est. value
$6.0M
INDUSTRIAL (GENERAL)
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$3.9M
RETAIL STORES
Est. value
$3.8M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
2001
Heating
NONE
Stories
1
Lot
2 ac
Current owner
From public records · entity-resolved
Canyon Star LLC
Entity
Mailing address
23921 BARLEY FLD LN, DICKERSON, MD 20842-8802
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 22, 2021
$5,500,000
Canyon Star LLC
Obc Virginia LLC
Special Warranty Deed
$3,575,000 · Td Bank NA
Mar 24, 2020
$10,000
Obc Virginia LLC
Pereira Investments LLC
Grant Deed
—
Apr 9, 2019
$3,200,000
Obc Virginia LLC
I C E Properties LLC
Grant Deed
$2,560,000 · Td Bk NA
—
—
Obc Virginia LLC
—
Deed Of Trust
related
$400,000 · Td Bk NA
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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