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Property profile & analytics
OFF-MARKET
Estimated value
$36,715,000
Manufacturing properties
9500 Godwin Dr Manassas, VA 20110-4166
Individually Owned
18-yr Hold
Free & Clear
Property ID
US87-0886820
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1986
Total area
238,755 SF
Lot
299.87 ac (13,062,338 SF)
Zoning code
LIGHT INDUSTRIAL
APN
102-01-00-23E
UPID
US87-0886820
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
-
Lockheed Martin Industrial Manufacturer Production Facility
-
FedEx Drop Box Postal Service Courier Service
-
EG&G Technical Services Inc Engineering Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$36.64M
Comparable Approach
Comparable
$43.99M
Blend (final)
Blend
$36.72M
Owner & transaction history
Owner Name Unavailable · 18 yrs held
Owner Name Unavailable
since 2007
1 recorded transaction
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$48.6M
+51.5%
Retail stores
$44.9M
+40.2%
Commercial (general)
$36.9M
+15.0%
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%
$39,695,000
6.5%
$36,640,000
7%
$34,025,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$32,065,000
Current use
OFFICE BUILDING
$48,590,000
Change: +52% · Conversion: Difficult
RETAIL STORES
$44,940,000
Change: +40% · Conversion: Moderate
COMMERCIAL (GENERAL)
$36,875,000
Change: +15% · Conversion: Difficult
Blend value · Realmo final
$36.72M
Range $33.04M – $40.39M · ±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
$154 / 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
$1,088,852
Tax year 2024
Assessed value
$86,416,800
Assessed 2024
Previous assessed
$86,416,800
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$26,124,500
Assessed improvement
$60,292,300
Land market value
$26,124,500
Improvement market value
$60,292,300
Total market value
$86,416,800
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1986
Heating
FORCED AIR
Cooling
CENTRAL
Buildings
25
Stories
1
Total area
238,755 SF
Lot
299.87 ac (13,062,338 SF)
Zoning code
LIGHT INDUSTRIAL
APN
102-01-00-23E
UPID
US87-0886820
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Zoning LIGHT INDUSTRIAL · permitted uses
LIGHT INDUSTRIAL · 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
INDUSTRIAL (GENERAL) Current
Est. value
$32.1M
OFFICE BUILDING
Est. value
$48.6M
RETAIL STORES
Est. value
$44.9M
COMMERCIAL (GENERAL)
Est. value
$36.9M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (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
1986
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
25
Lot
299.87 ac
Current owner
From public records · entity-resolved
Owner Name Unavailable
Individual
Free & Clear · 18 yrs held
Mailing address
PO BOX 61511, KING OF PRUSSIA, PA 19406-0911
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 1, 2007
—
Owner Name Unavailable
Owner Name Unavailable
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.
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