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Property profile & analytics
OFF-MARKET
Estimated value
$74,945,000
Office buildings
9050 Wellington Rd, Manassas, VA 20109-3926
Individually Owned
21-yr Hold
Free & Clear
Property ID
US87-0129039
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Total area
352,401 SF
Lot
91.6 ac (3,990,227 SF)
Zoning code
LIGHT INDUSTRIAL
APN
7696-50-7558
UPID
US87-0129039
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
-
Walsh Construction Virginia Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$88.38M
Blend (final)
Blend
$74.95M
Owner & transaction history
Architect Of The Capitol · 21 yrs held
Architect Of The Capitol
since 2005
2 recorded transactions
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$104.8M
+76.9%
Industrial (general)
$75.3M
+27.1%
Commercial (general)
$69.3M
+16.9%
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
OFFICE BUILDING
$59,235,000
Current use
AUTO REPAIR, GARAGE
$104,785,000
Change: +77% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$75,290,000
Change: +27% · Conversion: Difficult
COMMERCIAL (GENERAL)
$69,265,000
Change: +17% · Conversion: Easy
RETAIL STORES
$66,330,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$74.95M
Range $67.45M – $82.44M · ±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
$213 / 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
Assessed value
$86,885,400
Assessed 2023
Previous assessed
$70,026,500
+24.1% YoY
Assessed land
$42,735,400
Assessed improvement
$44,150,000
Land market value
$42,735,400
Improvement market value
$44,150,000
Total market value
$86,885,400
Applied tax rate
2.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Heating
NONE
Stories
2
Total area
352,401 SF
Lot
91.6 ac (3,990,227 SF)
Zoning code
LIGHT INDUSTRIAL
APN
7696-50-7558
UPID
US87-0129039
Jurisdiction
PRINCE WILLIAM
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 Current
Est. value
$59.2M
AUTO REPAIR, GARAGE
Est. value
$104.8M
INDUSTRIAL (GENERAL)
Est. value
$75.3M
COMMERCIAL (GENERAL)
Est. value
$69.3M
RETAIL STORES
Est. value
$66.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
RETAIL STORES
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
1982
Heating
NONE
Stories
2
Lot
91.6 ac
Current owner
From public records · entity-resolved
Architect Of The Capitol
Individual
Free & Clear · 21 yrs held
Mailing address
25 EE ST SE, WASHINGTON, DC 20003
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2005
$63,000,000
Architect Of The Capitol
T-rex Godwin LLC
Warranty Deed
—
—
—
T-rex Godwin LLC
—
Deed Of Trust
related
$35,000,000 · Lehman Brothers Bank Fsb
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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