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Property profile & analytics
OFF-MARKET
Estimated value
$14,020,000
Industrial properties
11775 Lexington Vly Dr Manassas, VA 20109-4864
Individually Owned
Absentee Owner
Free & Clear
Property ID
US87-1948580
Property profile
Verified
Property type
Industrial properties
Use group
CONSTRUCTION/CONTRACTING SERVICES
Year built
2021
Total area
52,800 SF
Lot
4.81 ac (209,436 SF)
Zoning code
LIGHT INDUSTRIAL
APN
7596-46-4743
UPID
US87-1948580
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
-
Varco Pro Supply Factory Industrial Manufacturer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$11.97M
Blend (final)
Blend
$14.02M
Owner & transaction history
Aireit Lexington Valley Drive Lc Ll
Aireit Lexington Valley Drive Lc Ll
since 2025
Last sale
$15.0M
2 recorded transactions
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$15.7M
+39.2%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$11,280,000
Current use
AUTO REPAIR, GARAGE
$15,700,000
Change: +39% · Conversion: Easy
COMMERCIAL (GENERAL)
$10,380,000
Change: -8% · Conversion: Difficult
RETAIL STORES
$9,940,000
Change: -12% · Conversion: Moderate
Blend value · Realmo final
$14.02M
Range $12.62M – $15.42M · ±10% · vs last sale $15.05M (Aug 27 2025)
Last sale anchor
$15.05M
Aug 27 2025
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
$266 / 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
$97,626
Tax year 2023
Assessed value
$9,205,700
Assessed 2023
Previous assessed
$8,685,500
+6.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$3,115,200
Assessed improvement
$6,090,500
Land market value
$3,115,200
Improvement market value
$6,090,500
Total market value
$9,205,700
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
Industrial properties
Use group
CONSTRUCTION/CONTRACTING SERVICES
Status
Off-Market
Year built
2021
Stories
1
Total area
52,800 SF
Lot
4.81 ac (209,436 SF)
Zoning code
LIGHT INDUSTRIAL
APN
7596-46-4743
UPID
US87-1948580
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Zoning LIGHT INDUSTRIAL · permitted uses
LIGHT INDUSTRIAL · 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
INDUSTRIAL (GENERAL) Current
Est. value
$11.3M
AUTO REPAIR, GARAGE
Est. value
$15.7M
COMMERCIAL (GENERAL)
Est. value
$10.4M
RETAIL STORES
Est. value
$9.9M
INDUSTRIAL (GENERAL) Current
AUTO REPAIR, GARAGE
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
2021
Stories
1
Lot
4.81 ac
Current owner
From public records · entity-resolved
Aireit Lexington Valley Drive Lc Ll
Individual
Free & Clear · 0 yrs held
Mailing address
7972 PINNACLE RDG DR, MANASSAS, VA 20112-3585
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 27, 2025
$15,048,000
Aireit Lexington Valley Drive Lc Ll
Rgs Enterprises LLC
Special Warranty Deed
—
Oct 6, 2022
—
Rgs Enterprises LLC
—
Deed
related
$1,130,603 · Virginia National Bank
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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