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Property profile & analytics
OFF-MARKET
Schools
10900 George Mason Cir Manassas, VA 20110
Individually Owned
9-yr Hold
~
Est. High Equity
Property ID
US87-0845941
Property profile
Verified
Property type
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Year built
1999
Total area
691,085 SF
Lot
120.07 ac (5,230,380 SF)
Zoning code
PLANNED BUS DIST
APN
7696-10-4190
UPID
US87-0845941
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
-
GMU High School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
George Mason Univ Foun Prince · 9 yrs held
George Mason Univ Foun Prince
since 2017
4 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
Assessed value
$170,669,000
Assessed 2023
Previous assessed
$161,641,900
+5.6% YoY
Assessed land
$33,260,400
Assessed improvement
$137,408,600
Land market value
$33,260,400
Improvement market value
$137,408,600
Total market value
$170,669,000
Applied tax rate
2.0000
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
Schools
Use group
COLLEGE, UNIVERSITY, VOC SCHOOL
Status
Off-Market
Year built
1999
Heating
NONE
Cooling
YES
Stories
5
Total area
691,085 SF
Lot
120.07 ac (5,230,380 SF)
Zoning code
PLANNED BUS DIST
APN
7696-10-4190
UPID
US87-0845941
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED BUS DIST · Manassas, VA
Zoning PLANNED BUS DIST · permitted uses
PLANNED BUS DIST · 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.
Building & site characteristics
From public records
Year built
1999
Heating
NONE
Cooling
Yes
Stories
5
Lot
120.07 ac
Current owner
From public records · entity-resolved
George Mason Univ Foun Prince
Individual
Mailing address
4400 UNIVERSITY DRIE4, FAIRFAX, VA 22030-4422
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Feb 15, 2017
—
George Mason Univ Foun Prince
—
Loan Modification
related
$35,330,000 · Manufacturers & Traders Tr
Aug 11, 2011
—
George Mason Univ Foun Prince
—
Deed Of Trust
related
$15,625,000 · Manufacturers Traders & Trust
—
—
Michael Heidler
—
Deed Of Trust
related
$100,000 · First Horizon Bank
—
—
Michael Heidler
—
Deed Of Trust
related
$104,000 · Quicken Loans INC
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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