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Property profile & analytics
OFF-MARKET
Estimated value
$16,865,000
Office buildings
9301 Innovation Dr Manassas, VA 20110-2223
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-3703721
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2017
Total area
70,578 SF
Lot
4.75 ac (206,910 SF)
Zoning code
PLANNED BUS DIST
APN
7695-18-6086
UPID
US87-3703721
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
-
Leaseweb USA, Inc. Data Center IT Consulting Firm
-
Berkley Alternative Markets Tech Business Service Center Corporate Office
-
BerkleyNet Financial Advisor Insurance Agency
-
Kids' Chance of Virginia Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$20.43M
Comparable Approach
Comparable
$18.04M
Blend (final)
Blend
$16.87M
Owner & transaction history
Ptr Innovation LLC · 10 yrs held
Ptr Innovation LLC
since 2015
6 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$21.0M
+46.1%
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%
$22,125,000
6.5%
$20,425,000
7%
$18,965,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$14,365,000
Current use
AUTO REPAIR, GARAGE
$20,985,000
Change: +46% · Conversion: Difficult
RETAIL STORES
$13,285,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$16.87M
Range $15.18M – $18.55M · ±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
$239 / 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
Tax billed
$176,941
Tax year 2023
Assessed value
$16,684,700
Assessed 2023
Previous assessed
$15,367,800
+8.6% YoY
Effective rate
1.06%
On assessed value
Assessed land
$3,258,600
Assessed improvement
$13,426,100
Land market value
$3,258,600
Improvement market value
$13,426,100
Total market value
$16,684,700
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
2017
Heating
NONE
Stories
3
Total area
70,578 SF
Lot
4.75 ac (206,910 SF)
Zoning code
PLANNED BUS DIST
APN
7695-18-6086
UPID
US87-3703721
Jurisdiction
PRINCE WILLIAM
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
PLANNED BUS DIST · Manassas, VA
Zoning PLANNED BUS DIST · permitted uses
PLANNED BUS DIST · 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
$14.4M
AUTO REPAIR, GARAGE
Est. value
$21.0M
RETAIL STORES
Est. value
$13.3M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
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
2017
Heating
NONE
Stories
3
Lot
4.75 ac
Current owner
From public records · entity-resolved
Ptr Innovation LLC
Entity
Mailing address
4747 BETHESDA AVE STE #650, BETHESDA, MD 20814-5223
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2018
—
Bnu Innovation LLC
—
Grant Deed
related
$15,750,000 · Columbia Bk
Dec 22, 2015
$718,000
Ptr Innovation LLC
Innovation Busn Center II LLC
Grant Deed
related
—
Dec 22, 2015
—
Bnu Innovation LLC
Ptr Innovation LLC
Grant Deed
related
—
Aug 7, 2008
$1,373,011
Innovation Business Ctr II LLC
Board Of Cnty Supervisors/prince
Grant Deed
—
—
—
Bnu Innovation LLC
—
Deed Of Trust
related
$15,750,000 · United Bk
—
—
Bnu Innovation LLC
—
Deed Of Trust
related
$575,000 · United Bk
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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