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Property profile & analytics
OFF-MARKET
Estimated value
$800,000
Specialty properties
9609 Ctr St Manassas, VA 20110-5521
Individually Owned
12-yr Hold
~
Est. High Equity
Property ID
US87-0977021
Property profile
Verified
Property type
Specialty properties
Use group
FUNERAL HOME
Year built
1996
Total area
17,310 SF
Lot
4.28 ac (186,265 SF)
Zoning code
LIGHT INDUSTRIAL
APN
101-01-00-37B
UPID
US87-0977021
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
-
Pierce Funeral Home Inc Social Service Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$800k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$800k
Owner & transaction history
Pierce Robert W · 12 yrs held
Pierce Robert W
since 2014
7 recorded transactions
Zoning & alternative use
LIGHT INDUSTRIAL · Manassas, VA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$800,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,160,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$800k
Range $720k – $880k · ±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
$46 / 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
$57,443
Tax year 2024
Assessed value
$4,739,500
Assessed 2024
Previous assessed
$4,559,000
+4.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$2,235,000
Assessed improvement
$2,504,500
Land market value
$2,235,000
Improvement market value
$2,504,500
Total market value
$4,739,500
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
Specialty properties
Use group
FUNERAL HOME
Status
Off-Market
Year built
1996
Heating
FORCED AIR
Cooling
CENTRAL
Stories
1
Total area
17,310 SF
Lot
4.28 ac (186,265 SF)
Zoning code
LIGHT INDUSTRIAL
APN
101-01-00-37B
UPID
US87-0977021
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
COMMERCIAL (GENERAL)
Est. value
$1.2M
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
1996
Heating
FORCED AIR
Cooling
Yes
Stories
1
Lot
4.28 ac
Current owner
From public records · entity-resolved
Pierce Robert W
Individual
Mailing address
9609 CTR ST, MANASSAS, VA 20110-5521
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2020
—
Pierce & Price LLC
—
Deed
related
$8,625,000 · Atlantic Union Bk
Nov 15, 2016
—
Pierce & Price LLC
—
Deed
related
$8,026,875 · Union Bk&tr
Jul 7, 2014
—
Pierce Robert W
Liza B Pierce
Quit Claim Deed
related
$6,100,000 · Union First Market Bk
Nov 25, 2009
—
Pierce & Price LLC
—
Loan Modification
related
$5,500,000 · Sandy Spring Bk
—
—
Pierce & Price LLC
—
Deed Of Trust
related
$535,000 · Potomac Bk/va
—
—
Pierce & Price LLC
—
Deed Of Trust
related
$4,568,000 · Sandy Spring Bk
—
—
Pierce & Price LLC
—
Loan Modification
related
$8,026,875 · Union Bk&tr
—
—
Pierce & Price LLC
—
Loan Modification
related
$8,625,000 · Atlantic Union Bk
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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