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Property profile & analytics
OFF-MARKET
Estimated value
$9,435,000
Drug stores
6400 Hoadly Rd Manassas, VA 20112-3436
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US87-0458976
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
2010
Total area
14,316 SF
Lot
2.54 ac (110,425 SF)
Zoning code
RES PLANNED CMNTY
APN
7993-70-7305
UPID
US87-0458976
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
-
Walgreens Photo (Bike/Boat/Book/etc) Store
-
Walgreens Pharmacy Pharmacy
-
Walgreens Pharmacy
-
Mylinh Nguyen, PharmD Pharmacy
-
Hend M. Abu-Joudeh, PharmD Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.44M
Owner & transaction history
Tobys Manassas LLC · 8 yrs held
Tobys Manassas LLC
since 2018
7 recorded transactions
Zoning & alternative use
RES PLANNED CMNTY · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$4.3M
+58.0%
Industrial (general)
$2.9M
+5.8%
Commercial (general)
$2.8M
+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
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
RETAIL STORES
$2,695,000
Current use
AUTO REPAIR, GARAGE
$4,255,000
Change: +58% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,850,000
Change: +6% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,815,000
Change: +4% · Conversion: Easy
OFFICE BUILDING
$2,765,000
Change: +3% · Conversion: Easy
Blend value · Realmo final
$9.44M
Range $8.49M – $10.38M · ±10%
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
$659 / 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
$54,439
Tax year 2023
Assessed value
$5,232,000
Assessed 2023
Previous assessed
$5,187,700
+0.9% YoY
Effective rate
1.04%
On assessed value
Assessed land
$1,688,400
Assessed improvement
$3,543,600
Land market value
$1,688,400
Improvement market value
$3,543,600
Total market value
$5,232,000
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
2010
Heating
NONE
Cooling
YES
Stories
1
Total area
14,316 SF
Lot
2.54 ac (110,425 SF)
Zoning code
RES PLANNED CMNTY
APN
7993-70-7305
UPID
US87-0458976
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
RES PLANNED CMNTY · Manassas, VAZoning RES PLANNED CMNTY · permitted uses
RES PLANNED CMNTY · Manassas, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$2.9M
COMMERCIAL (GENERAL)
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.8M
RETAIL STORES Current
AUTO REPAIR, GARAGE
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
2010
Heating
NONE
Cooling
Yes
Stories
1
Lot
2.54 ac
Current owner
From public records · entity-resolved
Tobys Manassas LLC
Entity
Mailing address
9012 OLD DOMINION DRA, MC LEAN, VA 22102-1014
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 4, 2018
$9,380,000
Tobys Manassas LLC
3n Manassas LLC
Trustees Deed
$7,200,000 · Suntrust Bk
Nov 19, 2010
$7,600,000
Ridawag Manassas LLC
Area Dev Group INC
Grant Deed
$5,700,000 · Compass Bank
Jun 22, 2009
$3,000,000
Area Dev Group INC
Hylton Cecil D
Grant Deed
$5,637,826 · Branch Banking & Trust Co
—
—
3n Manassas LLC
—
Deed Of Trust
related
$17,700,000 · Union Bank
—
—
Vif II Of Ridawag Manassas LLC
—
Deed Of Trust
related
$6,519,231 · Compass Bank
—
—
3n Manassas LLC
—
Deed Of Trust
related
$3,081,305 · Union Bank
—
—
Ridawag Manassas LLC
—
Loan Modification
related
$4,560,000 · Compass 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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