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Property profile & analytics
OFF-MARKET
Estimated value
$4,095,000
Motels
10653 Balls Frd Rd Manassas, VA 20109-2607
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US87-1101625
Property profile
Verified
Property type
Motels
Use group
MOTEL
Year built
1986
Total area
38,252 SF
Lot
2.9 ac (126,411 SF)
Zoning code
GENERAL BUSINESS
APN
7697-35-3021
UPID
US87-1101625
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.88M
CAP Approach
CAP
$3.78M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.10M
Owner & transaction history
Rudra Investment LLC · 4 yrs held
Rudra Investment LLC
since 2022
Last sale
$5.6M
6 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.1M
+224.5%
Apartment house (5+ units)
$4.7M
+198.5%
Restaurant
$4.4M
+180.0%
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
$3,905,000
ML approach
$3,880,000
CAP Approach
CAP Return
Estimation
6%
$4,090,000
6.5%
$3,775,000
7%
$3,505,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,065,000
Change: +224% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$4,660,000
Change: +199% · Conversion: Difficult
RESTAURANT
$4,370,000
Change: +180% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,175,000
Change: +167% · Conversion: Difficult
MEDICAL BUILDING
$4,040,000
Change: +159% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,430,000
Change: +120% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,955,000
Change: +89% · Conversion: Difficult
Blend value · Realmo final
$4.10M
Range $3.69M – $4.50M · ±10% · vs last sale $5.62M (Feb 1 2022)
Last sale anchor
$5.62M
Feb 1 2022
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
$107 / 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
$44,953
Tax year 2023
Assessed value
$4,320,300
Assessed 2023
Previous assessed
$3,947,400
+9.4% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,449,500
Assessed improvement
$2,870,800
Land market value
$1,449,500
Improvement market value
$2,870,800
Total market value
$4,320,300
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
Motels
Use group
MOTEL
Status
Off-Market
Year built
1986
Heating
NONE
Cooling
YES
Stories
2
Total area
38,252 SF
Lot
2.9 ac (126,411 SF)
Zoning code
GENERAL BUSINESS
APN
7697-35-3021
UPID
US87-1101625
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Manassas, VAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$5.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$4.0M
COMMERCIAL (GENERAL)
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.0M
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
INDUSTRIAL (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
1986
Heating
NONE
Cooling
Yes
Stories
2
Lot
2.9 ac
Current owner
From public records · entity-resolved
Rudra Investment LLC
Entity
Mailing address
10653 BALLS FRD RD, MANASSAS, VA 20109-2607
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 1, 2022
$5,615,000
Rudra Investment LLC
Kesan Enterprises Incorporated
Special Warranty Deed
$4,300,000 · Peapack Gladstone Bank
Feb 3, 2017
—
Kesan Ents INC
—
Deed
related
$4,500,000 · Burke & Herbert Bk&tr
Oct 5, 2011
—
Kesan Ents INC
—
Deed Of Trust
related
$2,000,000 · Branch Banking & Trust Co
Mar 13, 2006
—
Kesan Ents INC
—
Deed Of Trust
related
$3,750,000 · Branch Banking & Trust Co
Mar 10, 2006
$6,500,000
Kesan Ents INC
Manassas Inn Co
Deed Of Trust
related
$2,000,000 · Branch Banking & Trust Co
—
—
Kesan Ents INC
—
Deed Of Trust
related
$4,500,000 · Burke & Herbert Bk&tr
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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