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Property profile & analytics
OFF-MARKET
Estimated value
$1,170,000
Life science properties
8669 Phoenix Dr Manassas, VA 20110-5243
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0388385
Property profile
Verified
Property type
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Year built
1983
Total area
7,890 SF
Lot
1.04 ac (45,410 SF)
Zoning code
LIGHT INDUSTRIAL
APN
111-22-00-5
UPID
US87-0388385
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
-
Accounting & Computer Solutions Inc. Tax Preparation
-
ACS Manassas Accounting Firm Tax Preparation
-
brightooth dental lab.LLC Dental Office
-
Saylors Dental Lab Inc Dental Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$860k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.17M
Owner & transaction history
Blessed Investment Properties LLC · 4 yrs held
Blessed Investment Properties LLC
since 2022
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
LIGHT INDUSTRIAL · 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
Method
Estimation
Statistic approach
$810,000
ML approach
$860,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,080,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$925,000
Change: 0% · Conversion: Difficult
MEDICAL BUILDING
$855,000
Change: 0% · Conversion: Difficult
RESTAURANT
$735,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$1.17M
Range $1.05M – $1.29M · ±10% · vs last sale $1.50M (Jul 1 2022)
Last sale anchor
$1.50M
Jul 1 2022
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
$148 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$17,907
Tax year 2024
Assessed value
$1,453,000
Assessed 2024
Previous assessed
$1,421,200
+2.2% YoY
Effective rate
1.23%
On assessed value
Assessed land
$817,500
Assessed improvement
$635,500
Land market value
$817,500
Improvement market value
$635,500
Total market value
$1,453,000
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
Life science properties
Use group
R&D FACILITY, LABS, PHARMA
Status
Off-Market
Year built
1983
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
7,890 SF
Lot
1.04 ac (45,410 SF)
Zoning code
LIGHT INDUSTRIAL
APN
111-22-00-5
UPID
US87-0388385
Jurisdiction
MANASSAS CITY
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
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$925,000
MEDICAL BUILDING
Est. value
$855,000
RESTAURANT
Est. value
$735,000
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RESTAURANT
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
1983
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Blessed Investment Properties LLC
Entity
Free & Clear · 4 yrs held
Mailing address
8317 CENTREVILLE RD STE #213, MANASSAS, VA 20111-2243
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 1, 2022
$1,500,000
Blessed Investment Properties LLC
Castros Properties LLC
Special Warranty Deed
—
Mar 4, 2021
—
Castros Properties LLC
Juventino Castro
Gift Deed
related
—
Oct 29, 2020
$1,040,000
Juventino Castro
Mec Associates LLC
Grant Deed
—
May 28, 2019
—
Mcm Associates LLC
—
Deed
related
$65,323 · Fairway Asset Corporation
Nov 30, 2017
$1,240,000
Mcm Associates LLC
Saylors Properties LLC
Grant Deed
—
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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