Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$665,000
Office buildings
9303 Grant Ave Manassas, VA 20110-5064
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US87-1153002
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1900
Total area
3,756 SF
Lot
0.36 ac (15,500 SF)
Zoning code
BUSINESS OFFICE
APN
101-01-00-327
UPID
US87-1153002
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
-
Tobias Iszard, PC Law Firm
-
Crossroads Realtors Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$746k
Blend (final)
Blend
$665k
Owner & transaction history
9303 Grant Avenue LLC · 5 yrs held
9303 Grant Avenue LLC
since 2021
Last sale
$628,700
4 recorded transactions
Zoning & alternative use
BUSINESS OFFICE · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$895,000
6.5%
$825,000
7%
$765,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$765,000
Current use
RETAIL STORES
$705,000
Change: -8% · Conversion: Moderate
Blend value · Realmo final
$665k
Range $599k – $732k · ±10% · vs last sale $629k (Apr 2 2021)
Last sale anchor
$629k
Apr 2 2021
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
$177 / 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
$8,025
Tax year 2024
Assessed value
$689,800
Assessed 2024
Previous assessed
$636,900
+8.3% YoY
Effective rate
1.16%
On assessed value
Assessed land
$372,000
Assessed improvement
$317,800
Land market value
$372,000
Improvement market value
$317,800
Total market value
$689,800
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1900
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Rooms
9
Bathrooms
2
Total area
3,756 SF
Lot
0.36 ac (15,500 SF)
Zoning code
BUSINESS OFFICE
APN
101-01-00-327
UPID
US87-1153002
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
BUSINESS OFFICE · Manassas, VA
Zoning 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
Manassas. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$765,000
RETAIL STORES
Est. value
$705,000
OFFICE BUILDING Current
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
1900
Heating
FORCED AIR
Cooling
Yes
Stories
2
Rooms
9
Bathrooms
2
Lot
0.36 ac
Current owner
From public records · entity-resolved
9303 Grant Avenue LLC
Entity
Mailing address
9303 GRANT AVE, MANASSAS, VA 20110-5064
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2024
—
9303 Grant Avenue LLC
—
Deed
related
$450,000 · Virginia National Bank
Apr 2, 2021
$628,700
9303 Grant Avenue LLC
Anatoli Stobbe
Special Warranty Deed
$476,250 · Virginia National Bank
Mar 25, 2019
$600,000
Anatoli Stobbe
Nimax LLC
Grant Deed
—
May 3, 2018
—
Nimax LLC
Astrid M Stobbe
Grant Deed
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 9303 Grant Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
