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Property profile & analytics
OFF-MARKET
Estimated value
$530,000
Office buildings
10706 Vandor Ln Manassas, VA 20109-2313
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-0833265
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Total area
3,416 SF
Lot
0.28 ac (12,127 SF)
Zoning code
GENERAL BUSINESS
APN
7697-26-3984
UPID
US87-0833265
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
-
BUILDING BLOCKS III DAY SCHOOL High School Daycare Center
-
Radwan Associates Inc Structural Engineer
-
Cad-Con Consulting Inc Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$480k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$495k
Blend (final)
Blend
$530k
Owner & transaction history
Espinozas Investment LLC · 5 yrs held
Espinozas Investment LLC
since 2021
Last sale
$560,000
4 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$670,000
+16.9%
Retail stores
$645,000
+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
$560,000
ML approach
$480,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$575,000
Current use
COMMERCIAL (GENERAL)
$670,000
Change: +17% · Conversion: Easy
RETAIL STORES
$645,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$530k
Range $477k – $583k · ±10% · vs last sale $560k (Apr 28 2021)
Last sale anchor
$560k
Apr 28 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
$155 / 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
$5,065
Tax year 2023
Assessed value
$486,800
Assessed 2023
Previous assessed
$486,800
+0.0% YoY
Effective rate
1.04%
On assessed value
Assessed land
$199,400
Assessed improvement
$287,400
Land market value
$199,400
Improvement market value
$287,400
Total market value
$486,800
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
1981
Heating
NONE
Cooling
YES
Stories
2
Rooms
7
Bathrooms
2
Total area
3,416 SF
Lot
0.28 ac (12,127 SF)
Zoning code
GENERAL BUSINESS
APN
7697-26-3984
UPID
US87-0833265
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
$575,000
COMMERCIAL (GENERAL)
Est. value
$670,000
RETAIL STORES
Est. value
$645,000
OFFICE BUILDING Current
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
1981
Heating
NONE
Cooling
Yes
Stories
2
Rooms
7
Bathrooms
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Espinozas Investment LLC
Entity
Mailing address
10706 VANDOR LN, MANASSAS, VA 20109-2313
Mailing matches property
Yes
Owner-occupied
Yes
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
Apr 28, 2021
$560,000
Espinozas Investment LLC
Teresa Marguerite Ross
Deed
$280,000 · John Marshall Bank
Apr 5, 2011
—
Ross Teresa M Trust
Ross,teresa M
Quit Claim Deed
related
—
Sep 17, 2009
—
Teresa M Ross
Ross Julian A Living Trust
Quit Claim Deed
related
—
Sep 7, 2007
—
Ross Julian A Living Trust
Ross,julian A
Quit Claim Deed
related
—
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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