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Property profile & analytics
OFF-MARKET
Estimated value
$19,750,000
Outlet malls
11801 Brewer Spg Rd Manassas, VA 20109-2832
Entity Owned
5-yr Hold
Free & Clear
Property ID
US87-2279696
Property profile
Verified
Property type
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Year built
2013
Total area
115,600 SF
Lot
10.06 ac (438,083 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7597-42-2107
UPID
US87-2279696
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.75M
Owner & transaction history
Amazon Data Services INC · 5 yrs held
Amazon Data Services INC
since 2021
Last sale
$18.9M
4 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$24.7M
+13.5%
Commercial (general)
$22.7M
+4.4%
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
$18,910,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$21,760,000
Current use
INDUSTRIAL (GENERAL)
$24,700,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$22,720,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$19,430,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$19.75M
Range $17.78M – $21.73M · ±10% · vs last sale $18.90M (Mar 26 2021)
Last sale anchor
$18.90M
Mar 26 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
$171 / 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
$1,363,635
Tax year 2023
Assessed value
$128,584,200
Assessed 2023
Previous assessed
$18,484,800
+595.6% YoY
Effective rate
1.06%
On assessed value
Assessed land
$15,084,900
Assessed improvement
$113,499,300
Land market value
$15,084,900
Improvement market value
$113,499,300
Total market value
$128,584,200
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
Outlet malls
Use group
WHOLESALE OUTLET, DISCOUNT STORE
Status
Off-Market
Year built
2013
Heating
NONE
Stories
1
Total area
115,600 SF
Lot
10.06 ac (438,083 SF)
Zoning code
HEAVY INDUSTRIAL
APN
7597-42-2107
UPID
US87-2279696
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY 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
RETAIL STORES Current
Est. value
$21.8M
INDUSTRIAL (GENERAL)
Est. value
$24.7M
COMMERCIAL (GENERAL)
Est. value
$22.7M
OFFICE BUILDING
Est. value
$19.4M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2013
Heating
NONE
Stories
1
Lot
10.06 ac
Current owner
From public records · entity-resolved
Amazon Data Services INC
Entity
Free & Clear · 5 yrs held
Mailing address
130 S JEFFERSON ST STE #300, CHICAGO, IL 60661-5763
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
Mar 26, 2021
$18,900,000
Amazon Data Services INC
Bre Foxtrot 11801 Brewers Spring Ll
Special Warranty Deed
—
Jul 18, 2018
—
Bre Foxtrot 11801 Brewers Spri
—
Grant Deed
related
$298,180,000 · Suntrust Bk
Jun 6, 2018
$18,600,000
Bre Foxtrot 11801 Brewers Spri
Frp Manassas LLC
Grant Deed
—
—
—
Frp Manassas LLC
—
Deed Of Trust
related
$20,000,000 · First Tn Bk
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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