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Property profile & analytics
OFF-MARKET
Estimated value
$575,000
Investment properties
9409 Battle St Manassas, VA 20110-5438
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US87-0102885
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1905
Total area
4,514 SF
Lot
0.09 ac (4,082 SF)
Zoning code
CITY CENTER COMMERCIAL
APN
101-01-00-207
UPID
US87-0102885
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
-
McCall Studio Gallery/DMVISUAL LLC Art Museum Advertising Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$629k
Blend (final)
Blend
$575k
Owner & transaction history
Msg Property LLC A Virginia Limited · 10 yrs held
Msg Property LLC A Virginia Limited
since 2016
5 recorded transactions
Zoning & alternative use
CITY CENTER COMMERCIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$920,000
+31.8%
Retail stores
$850,000
+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)
$695,000
Current use
OFFICE BUILDING
$920,000
Change: +32% · Conversion: Easy
RETAIL STORES
$850,000
Change: +22% · Conversion: Easy
Blend value · Realmo final
$575k
Range $518k – $633k · ±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
$127 / 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
$9,784
Tax year 2024
Assessed value
$799,200
Assessed 2024
Previous assessed
$776,500
+2.9% YoY
Effective rate
1.22%
On assessed value
Assessed land
$224,500
Assessed improvement
$574,700
Land market value
$224,500
Improvement market value
$574,700
Total market value
$799,200
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
Off-Market
Year built
1905
Heating
FORCED AIR
Cooling
CENTRAL
Stories
2
Total area
4,514 SF
Lot
0.09 ac (4,082 SF)
Zoning code
CITY CENTER COMMERCIAL
APN
101-01-00-207
UPID
US87-0102885
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
CITY CENTER COMMERCIAL · Manassas, VAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$695,000
OFFICE BUILDING
Est. value
$920,000
RETAIL STORES
Est. value
$850,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
1905
Heating
FORCED AIR
Cooling
Yes
Stories
2
Lot
0.09 ac
Current owner
From public records · entity-resolved
Msg Property LLC A Virginia Limited
Entity
Mailing address
11987 MOJAVE LN, WOODBRIDGE, VA 22192-6251
Ownership since
2016
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
Apr 22, 2016
$667,000
Msg Property LLC A Virginia Limited
Genaro Villegas
Special Warranty Deed
$500,000 · Navy FCU
Apr 9, 2007
—
Sandoval,nancy
Nancy Sandoval
Quit Claim Deed
related
—
Feb 28, 2007
$750,000
Nancy Sandavol
Russo Grp LLC
Warranty Deed
$501,000 · Greenpoint Mtg Funding
Mar 9, 2004
$530,000
Russo Group LLC
Frt Properties INC
Grant Deed
$481,770 · Branch Banking & Trust Co Va
—
—
Russo Group LLC
—
Deed Of Trust
related
$50,000 · 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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