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Property profile & analytics
FOR LEASE
Investment properties
9408 Grant Ave Manassas, VA 20110
Individually Owned
19-yr Hold
Free & Clear
Property ID
US87-0104946
For Lease
$26.37 SF/Yr
9408 Grant Ave, Manassas, VA 20110
View Listing →
Property summary
AI-generated overview
This exceptional Class A office building, located at 9408 Grant Avenue in Manassas, Virginia, offers multiple suites for lease. The 32,000 square foot building boasts a stunning lobby and elevator access. Enjoy spectacular views from the upper floors of this highly visible corner location in Old Town Manassas. The building is situated in a Qualified HUBZone, offering potential advantages for eligible businesses. Benefit from a high traffic count, with 17,000 vehicles per day on Grant Avenue and 9,900 on Church Street. Enjoy the convenience of being just a three-block walk from the Prince William County Courthouse and within easy walking distance of Old Town Manassas' vibrant shops and restaurants. Second floor suites are currently available. The lease rate is full-service, excluding interior office cleaning. The property's APN is 101-01-00-318A and is zoned B-3. This is a truly unique opportunity to establish your business in a desirable and convenient location.
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2008
Total area
23,628 SF
Lot
0.4 ac (17,455 SF)
Zoning code
CITY CENTER COMMERCIAL
APN
101-01-00-318A
UPID
US87-0104946
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
-
Livesay & Myers, P.C. Law Firm
-
Edward Jones - Financial Advisor: Jim Boltz, AAMS® Financial Advisor
-
Long & Foster Old Town Manassas, VA Real Estate Agency
-
Flannery Property Management LLC Property Management Company
-
M&T Bank ATM Atm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.23M
Blend (final)
Blend
$3.53M
Owner & transaction history
Owner Name Unavailable · 19 yrs held
Owner Name Unavailable
since 2006
2 recorded transactions
Zoning & alternative use
CITY CENTER COMMERCIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.8M
+31.8%
Retail stores
$4.4M
+21.9%
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
COMMERCIAL (GENERAL)
$3,650,000
Current use
OFFICE BUILDING
$4,810,000
Change: +32% · Conversion: Easy
RETAIL STORES
$4,445,000
Change: +22% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,175,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$3.53M
Range $3.17M – $3.88M · ±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
$149 / 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
$82,046
Tax year 2024
Assessed value
$6,511,600
Assessed 2024
Previous assessed
$6,511,600
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$698,000
Assessed improvement
$5,813,600
Land market value
$698,000
Improvement market value
$5,813,600
Total market value
$6,511,600
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
For Lease
Year built
2008
Heating
HOT WATER
Cooling
CENTRAL
Buildings
2
Stories
3
Total area
23,628 SF
Lot
0.4 ac (17,455 SF)
Zoning code
CITY CENTER COMMERCIAL
APN
101-01-00-318A
UPID
US87-0104946
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CITY CENTER COMMERCIAL · Manassas, VA
Zoning CITY CENTER COMMERCIAL · permitted uses
CITY CENTER COMMERCIAL · 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
COMMERCIAL (GENERAL) Current
Est. value
$3.7M
OFFICE BUILDING
Est. value
$4.8M
RETAIL STORES
Est. value
$4.4M
INDUSTRIAL (GENERAL)
Est. value
$3.2M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
INDUSTRIAL (GENERAL)
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
2008
Heating
HOT WATER
Cooling
Yes
Stories
3
Buildings
2
Lot
0.4 ac
Current owner
From public records · entity-resolved
Owner Name Unavailable
Individual
Free & Clear · 19 yrs held
Mailing address
10480 COLONEL CT, MANASSAS, VA 20110-4199
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2006
—
Owner Name Unavailable
Owner Name Unavailable
Grant Deed
related
—
Nov 10, 2005
$635,000
Godwin Park Ents LLC
Delta Concrete Corp
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.
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