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Property profile & analytics
OFF-MARKET
Estimated value
$1,050,000
Investment properties
8805 Sudley Rd Manassas, VA 20110-4740
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US87-1114846
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1975
Total area
8,522 SF
Lot
0.51 ac (22,357 SF)
Zoning code
BUSINESS OFFICE
APN
112-46-00-2
UPID
US87-1114846
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
-
Carlton Paola DC Alternative Medicine Practice
-
Carlton NeuroFeedback Center Gym & Fitness Center Alternative Medicine Practice
-
OpenMind Psychological Services Physician Medical Clinic
-
Courtney Shaughnessy Physician Medical Clinic
-
Golden Spa Alternative Medicine Practice Spa & Massage Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.14M
Blend (final)
Blend
$1.05M
Owner & transaction history
Edward D Carlton · 13 yrs held
Edward D Carlton
since 2013
3 recorded transactions
Zoning & alternative use
BUSINESS OFFICE · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.7M
+31.8%
Retail stores
$1.6M
+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
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
COMMERCIAL (GENERAL)
$1,315,000
Current use
OFFICE BUILDING
$1,735,000
Change: +32% · Conversion: Easy
RETAIL STORES
$1,605,000
Change: +22% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,145,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$1.05M
Range $945k – $1.16M · ±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
$123 / 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
$18,303
Tax year 2024
Assessed value
$1,452,600
Assessed 2024
Previous assessed
$1,452,600
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$402,500
Assessed improvement
$1,050,100
Land market value
$402,500
Improvement market value
$1,050,100
Total market value
$1,452,600
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
Off-Market
Year built
1975
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
8,522 SF
Lot
0.51 ac (22,357 SF)
Zoning code
BUSINESS OFFICE
APN
112-46-00-2
UPID
US87-1114846
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
$1.3M
OFFICE BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.1M
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
1975
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.51 ac
Current owner
From public records · entity-resolved
Edward D Carlton
Individual
Mailing address
8805 SUDLEY RD, MANASSAS, VA 20110-4740
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2013
—
Edward D Carlton
8805 Sudley Road Land Trust
Quit Claim Deed
related
$870,000 · Suntrust Bk
—
—
8805 Sudley Road Land Trust
—
Deed Of Trust
related
$100,000 · Branch Bk&tr
—
—
8805 Sudley Road Land Trust
—
Deed Of Trust
related
$250,000 · Branch Bk&tr
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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