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Property profile & analytics
OFF-MARKET
Estimated value
$52,885,000
Office buildings
9325 Discovery Blvd Manassas, VA 20109-3992
Individually Owned
19-yr Hold
Absentee Owner
Free & Clear
Property ID
US87-0082027
Property profile
Verified
Property type
Office buildings
Use group
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Year built
2007
Total area
414,766 SF
Lot
14.93 ac (650,394 SF)
Zoning code
PLANNED BUS DIST
APN
7595-98-5867
UPID
US87-0082027
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
-
Federal Bureau of Investigation Federal Government Office Government Office
-
FBI Field Office Government Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$59.16M
Blend (final)
Blend
$52.89M
Owner & transaction history
Tpc University Lc · 19 yrs held
Tpc University Lc
since 2006
3 recorded transactions
Zoning & alternative use
PLANNED BUS DIST · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$81.5M
+16.9%
Retail stores
$78.1M
+12.0%
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
$69,720,000
Current use
COMMERCIAL (GENERAL)
$81,520,000
Change: +17% · Conversion: Easy
RETAIL STORES
$78,065,000
Change: +12% · Conversion: Moderate
Blend value · Realmo final
$52.89M
Range $47.60M – $58.17M · ±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
$128 / 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
$616,751
Tax year 2023
Assessed value
$58,156,600
Assessed 2023
Previous assessed
$54,420,200
+6.9% YoY
Effective rate
1.06%
On assessed value
Assessed land
$11,191,400
Assessed improvement
$46,965,200
Land market value
$11,191,400
Improvement market value
$46,965,200
Total market value
$58,156,600
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
SKYSCRAPER/HIGH-RISE (COM OFFICES)
Status
Off-Market
Year built
2007
Heating
NONE
Stories
5
Total area
414,766 SF
Lot
14.93 ac (650,394 SF)
Zoning code
PLANNED BUS DIST
APN
7595-98-5867
UPID
US87-0082027
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
$69.7M
COMMERCIAL (GENERAL)
Est. value
$81.5M
RETAIL STORES
Est. value
$78.1M
OFFICE BUILDING Current
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
2007
Heating
NONE
Stories
5
Lot
14.93 ac
Current owner
From public records · entity-resolved
Tpc University Lc
Individual
Free & Clear · 19 yrs held
Mailing address
12500 FAIR LKS CIR STE #400, FAIRFAX, VA 22033-3804
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2006
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 29, 2023
—
Tpc University Lc
—
Deed
related
$61,000,000 · Umb Bank NA
Sep 25, 2006
—
Tpc University Lc
—
Deed Of Trust
related
$65,087,000 · Wells Fargo Bk Northwest NA (c
Aug 29, 2006
$2,613,600
Tpc University Lc
Board Of Cnty Supervisors/prince Wi
Grant Deed
—
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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