Entity Owned 
For Lease
1 / 15
$4,167/Mo
8551 Rixlew Ln,Unit 100, Manassas, VA 20109
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Property summary
AI-generated overview
A four-story Class-A office building configured to accommodate medical and office uses, featuring two ADA-compliant elevators and a broad window line for interior daylighting. The building is served by available Verizon and Comcast fiber communications. Parking is established at a stated ratio of 4.2 spaces per 1,000 square feet, with additional EV charging stations referenced as upcoming. The property is located near Prince William Hospital and provides quick access to I-66, with proximity to Route 234 and Route 234 bypass, as well as nearby retail, dining, and other amenities.
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2007
Total area
37,224 SF
Lot
5.64 ac (245,722 SF)
Zoning code
GENERAL BUSINESS
APN
7696-75-5042
UPID
US87-3906999
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
-
Engineering Consultant
-
Medical Clinic
-
Law Firm
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.91M
Blend (final)
Blend
$5.82M
Owner & transaction history
since 2019
3 recorded transactions
Zoning & alternative use
GENERAL BUSINESS · Manassas, VA
Top alternative use upside
Industrial (general)
$8.0M
+27.1%
Commercial (general)
$7.3M
+16.9%
Retail stores
$7.0M
+12.0%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$5.82M
Value range
$5.23M – $6.40M
±10% around blend
Estimated value / SF
$156 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
$5.23M
blend $5.82M
$6.40M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
37,224 SF
Lot area
5.64 ac
Year built
2007
Stories
3
APN
7696-75-5042
Zoning
GENERAL BUSINESS
Assessed value
$6,793,000
Annual tax
$70,681
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$6.91M
Range $3.34M – $9.55M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.82M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 42 sales
$168
-7%
Submarket 161 sales
$193
-19%
County 203 sales
$409
-62%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $156/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+27%
vs current-use indication
Commercial (general)
Retail Stores
Office Building · current use
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$6.79M
Move the market yield to see immediate price impact.
Value / SF
$182
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$428k
$8.56M
$6.11M
$4.76M
$476k
$9.51M
$6.79M
$5.28M
$523k
$10.46M
$7.47M
$5.81M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$70,681
Tax year 2023
Assessed value
$6,793,000
Assessed 2023
Previous assessed
$5,772,900
+17.7% YoY
Effective rate
1.04%
On assessed value
Assessed land
$2,427,700
Assessed improvement
$4,365,300
Land market value
$2,427,700
Improvement market value
$4,365,300
Total market value
$6,793,000
Applied tax rate
6.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
For Lease
Year built
2007
Heating
NONE
Stories
3
Total area
37,224 SF
Lot
5.64 ac (245,722 SF)
Zoning code
GENERAL BUSINESS
APN
7696-75-5042
UPID
US87-3906999
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
GENERAL BUSINESS · Manassas, VAZoning GENERAL BUSINESS · permitted uses
GENERAL BUSINESS · Manassas, VA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2007
Heating
NONE
Stories
3
Lot
5.64 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GENERAL BUSINESS
Jurisdiction
Manassas, VA
Recorded code
GENERAL BUSINESS
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GENERAL BUSINESS in Manassas, VA.
What opens after registration
Zoning profile
Official documentVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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