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Property profile & analytics
FOR LEASE
Investment properties
8802 Sudley Rd Manassas, VA 20110
Individually Owned
2-yr Hold
Property ID
US87-0943613
For Lease
1 / 26
$18 SF/Yr
8802 Sudley Rd, Manassas, VA 20110
View Listing →
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1990
Total area
14,984 SF
Lot
1.18 ac (51,230 SF)
Zoning code
BUSINESS OFFICE
APN
112-13-20-6
UPID
US87-0943613
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
-
Lisa Grossman Counselor
-
Carradice Wealth Advisors, Ameriprise Financial Financial Advisor
-
Non-Emergency Healthcare Transportation VA Freight Service Logistics Company
-
Dr. Bain Ford Physician Medical Clinic
-
Northern Virginia Clinical Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.34M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.58M
Blend (final)
Blend
$2.34M
Owner & transaction history
Kingdom Ambassador Center & Ministr · 2 yrs held
Kingdom Ambassador Center & Ministr
since 2024
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
BUSINESS OFFICE · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.1M
+31.8%
Retail stores
$2.8M
+21.9%
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
$2,335,000
ML approach
$2,335,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$2,315,000
Current use
OFFICE BUILDING
$3,050,000
Change: +32% · Conversion: Easy
RETAIL STORES
$2,820,000
Change: +22% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,010,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$2.34M
Range $2.10M – $2.57M · ±10% · vs last sale $2.34M (Jun 25 2024)
Last sale anchor
$2.34M
Jun 25 2024
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
$156 / 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
$174,729
Tax year 2024
Assessed value
$2,005,500
Assessed 2024
Previous assessed
$2,005,500
+0.0% YoY
Effective rate
8.71%
On assessed value
Assessed land
$1,024,500
Assessed improvement
$981,000
Land market value
$1,024,500
Improvement market value
$981,000
Total market value
$2,005,500
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
1990
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
6
Total area
14,984 SF
Lot
1.18 ac (51,230 SF)
Zoning code
BUSINESS OFFICE
APN
112-13-20-6
UPID
US87-0943613
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
BUSINESS OFFICE · Manassas, VAZoning BUSINESS OFFICE · permitted uses
BUSINESS OFFICE · 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
COMMERCIAL (GENERAL) Current
Est. value
$2.3M
OFFICE BUILDING
Est. value
$3.1M
RETAIL STORES
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1990
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
6
Lot
1.18 ac
Current owner
From public records · entity-resolved
Kingdom Ambassador Center & Ministr
Individual
Mailing address
8802 SUDLEY RD, MANASSAS, VA 20110-4736
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Jun 25, 2024
$2,336,698
Kingdom Ambassador Center & Ministr
Z & S Properties LLC
Deed
—
Dec 7, 2020
$3,435,000
Z & S Properties LLC
Mathai Real Est Holdings LLC
Grant Deed
$2,575,000 · Bank Of Clarke Cnty
Dec 11, 2019
—
Jeffrey K Leay
—
Deed
related
$380,000 · Northwest FCU
Sep 13, 2019
—
Mathai Real Estate Holdings LLC
—
Deed
related
$800,000 · Sandy Spring Bank
Sep 7, 2017
—
Mathai Real Estate Holdings LLC
—
Deed
related
$150,000 · John Marshall Bank
Aug 18, 2017
$2,300,000
Mathai R & E Holdings LLC
Ross France & Ratliff LLC
Grant Deed
related
$3,600,000 · John Marshall Bk
—
—
Jeffrey K Leay
—
Deed Of Trust
related
$380,000 · Northwest FCU
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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