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Property profile & analytics
OFF-MARKET
Estimated value
$3,900,000
Investment properties
9502 Ctr St Manassas, VA 20110
Entity Owned
10-yr Hold
Free & Clear
Property ID
US87-3908845
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2003
Total area
28,965 SF
Lot
2.62 ac (114,048 SF)
Zoning code
BUSINESS OFFICE
APN
101-01-00-258A1
UPID
US87-3908845
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.21M
Blend (final)
Blend
$3.90M
Owner & transaction history
Boyd Manassas Gsa LLC · 10 yrs held
Boyd Manassas Gsa LLC
since 2015
2 recorded transactions
Zoning & alternative use
BUSINESS OFFICE · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$5.9M
+31.8%
Retail stores
$5.5M
+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)
$4,475,000
Current use
OFFICE BUILDING
$5,895,000
Change: +32% · Conversion: Easy
RETAIL STORES
$5,450,000
Change: +22% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,890,000
Change: -13% · Conversion: Moderate
Blend value · Realmo final
$3.90M
Range $3.51M – $4.29M · ±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
$135 / 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
$95,201
Tax year 2024
Assessed value
$6,627,900
Assessed 2024
Previous assessed
$7,555,600
-12.3% YoY
Effective rate
1.44%
On assessed value
Assessed land
$2,281,000
Assessed improvement
$4,346,900
Land market value
$2,281,000
Improvement market value
$4,346,900
Total market value
$6,627,900
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
2003
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
28,965 SF
Lot
2.62 ac (114,048 SF)
Zoning code
BUSINESS OFFICE
APN
101-01-00-258A1
UPID
US87-3908845
Jurisdiction
MANASSAS CITY
Metro division
WASHINGTON-ARLINGTON-ALEXANDRIA, DC-VA-MD-WV METROPOLITAN DIVISION
Zoning & alternative use
BUSINESS OFFICE · Manassas, VAZoning 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
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.5M
OFFICE BUILDING
Est. value
$5.9M
RETAIL STORES
Est. value
$5.5M
INDUSTRIAL (GENERAL)
Est. value
$3.9M
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
2003
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
2.62 ac
Current owner
From public records · entity-resolved
Boyd Manassas Gsa LLC
Entity
Free & Clear · 10 yrs held
Mailing address
PO BOX 13470, RICHMOND, VA 23225-8470
Ownership since
2015
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
Oct 26, 2015
$8,600,000
Boyd Manassas Gsa LLC
Center Street Manassas LLC
Grant Deed
—
Aug 18, 2004
$5,650,000
Center Street Manassas LLC
Tri-city Manassas LLC
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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