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Property profile & analytics
OFF-MARKET
Estimated value
$3,475,000
Warehouses
9090 Euclid Ave Manassas, VA 20110-5323
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US87-0549939
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1983
Total area
23,972 SF
Lot
1.15 ac (49,915 SF)
Zoning code
HEAVY INDUSTRIAL
APN
100-01-00-148
UPID
US87-0549939
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
-
Ron's Painting & Repairs LLC Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.48M
CAP Approach
CAP
$3.87M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.48M
Owner & transaction history
Cgr 9090 Euclid Ave LLC · 1 yrs held
Cgr 9090 Euclid Ave LLC
since 2024
Last sale
$3.5M
5 recorded transactions
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$3.3M
+313.7%
Auto repair, garage
$2.8M
+254.7%
Medical building
$2.6M
+226.8%
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
$3,475,000
ML approach
$3,475,000
CAP Approach
CAP Return
Estimation
6%
$4,190,000
6.5%
$3,870,000
7%
$3,590,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,280,000
Change: +314% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,810,000
Change: +255% · Conversion: Easy
MEDICAL BUILDING
$2,590,000
Change: +227% · Conversion: Difficult
RESTAURANT
$2,230,000
Change: +182% · Conversion: Difficult
Blend value · Realmo final
$3.48M
Range $3.13M – $3.82M · ±10% · vs last sale $3.48M (Sep 27 2024)
Last sale anchor
$3.48M
Sep 27 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
$145 / 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
$32,164
Tax year 2024
Assessed value
$2,625,500
Assessed 2024
Previous assessed
$2,625,500
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$699,000
Assessed improvement
$1,926,500
Land market value
$699,000
Improvement market value
$1,926,500
Total market value
$2,625,500
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1983
Heating
RADIANT
Cooling
WINDOW A/C
Stories
1
Total area
23,972 SF
Lot
1.15 ac (49,915 SF)
Zoning code
HEAVY INDUSTRIAL
APN
100-01-00-148
UPID
US87-0549939
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
HEAVY INDUSTRIAL · Manassas, VA
Zoning HEAVY INDUSTRIAL · permitted uses
HEAVY 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
$3.3M
AUTO REPAIR, GARAGE
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$2.6M
RESTAURANT
Est. value
$2.2M
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
RADIANT
Cooling
Yes
Stories
1
Lot
1.15 ac
Current owner
From public records · entity-resolved
Cgr 9090 Euclid Ave LLC
Entity
Mailing address
9401 BATTLE ST STE B, MANASSAS, VA 20110-5427
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2024
$3,475,940
Cgr 9090 Euclid Ave LLC
The Sills Family Limited Partnershi
Special Warranty Deed
$3,039,833 · John Marshall Bank
Feb 10, 2020
—
The Sills Family Limited Partnershi
—
Deed
related
$1,000,000 · Truist Bank
Jun 8, 2001
—
Sills Family Limited Partnership
Sills,cecil J & Marie E
Quit Claim Deed
related
—
—
—
Sills Family
—
Loan Modification
related
$350,000 · Branch Bk&tr
—
—
Sills Family
—
Deed Of Trust
related
$400,000 · Branch Bk&tr/va
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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