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Property profile & analytics
OFF-MARKET
Estimated value
$2,040,000
Retail space
10844 Balls Frd Rd Manassas, VA 20109-2401
Entity Owned
6-yr Hold
Free & Clear
Property ID
US87-0663914
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Total area
7,060 SF
Lot
1.05 ac (45,782 SF)
Zoning code
GENERAL BUSINESS
APN
7697-15-7017
UPID
US87-0663914
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
by Request
CAP Approach
CAP
$2.09M
Comparable Approach
Comparable
$1.87M
Blend (final)
Blend
$2.04M
Owner & transaction history
Jeffrey L Lehew Family LLC IV · 6 yrs held
Jeffrey L Lehew Family LLC IV
since 2020
Last sale
$2.1M
5 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.2M
+144.2%
Auto repair, garage
$2.1M
+58.0%
Industrial (general)
$1.5M
+13.5%
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%
$2,260,000
6.5%
$2,085,000
7%
$1,935,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,330,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,245,000
Change: +144% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,100,000
Change: +58% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,510,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,390,000
Change: +4% · Conversion: Easy
Blend value · Realmo final
$2.04M
Range $1.84M – $2.24M · ±10% · vs last sale $2.10M (Feb 11 2020)
Last sale anchor
$2.10M
Feb 11 2020
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
$289 / 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
$17,527
Tax year 2023
Assessed value
$1,684,500
Assessed 2023
Previous assessed
$1,479,000
+13.9% YoY
Effective rate
1.04%
On assessed value
Assessed land
$595,300
Assessed improvement
$1,089,200
Land market value
$595,300
Improvement market value
$1,089,200
Total market value
$1,684,500
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Heating
NONE
Cooling
YES
Stories
1
Total area
7,060 SF
Lot
1.05 ac (45,782 SF)
Zoning code
GENERAL BUSINESS
APN
7697-15-7017
UPID
US87-0663914
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
RETAIL STORES Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.4M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
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
1988
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.05 ac
Current owner
From public records · entity-resolved
Jeffrey L Lehew Family LLC IV
Entity
Free & Clear · 6 yrs held
Mailing address
40 DIGITAL PLZ, FRONT ROYAL, VA 22630-6991
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 30, 2020
—
Jeffrey L Lehew Family LLC IV
—
Deed
related
$1,100,000 · First Bk
Feb 11, 2020
$2,100,000
Jeffrey L Lehew Family LLC IV
Jtl Properties LLC
Grant Deed
—
Feb 2, 2016
$1,375,000
Jtl Properties LLC
Cri Properties LLC
Grant Deed
$900,000 · Access Nat'l Bk
—
—
Jeffrey L Lehew Family LLC IV
—
Deed Of Trust
related
$1,100,000 · First Bk
—
—
Cri Properties LLC
—
Deed Of Trust
related
$1,200,000 · Manufacturers Traders & Trust
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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