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    For Sale (13)

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    Residential Land in Secluded Neighborhood
    $179,900
    0.50 Acres

    Residential Land in Secluded Neighborhood

    Residential land in historic Marshallville neighborhood, perk test available.

    336 Marshallville Rd, Woodbine, NJ 08270
    View details
    Residential Lot by Mills Creek
    $249,900
    3.40 Acres

    Residential Lot by Mills Creek

    Wooded 3+ acre residential lot near Tuckahoe River.

    Route 49, Woodbine, NJ 08270
    View details
    Mixed-Use Building in Palermo, NJ
    $559,900
    1,800 SF

    Mixed-Use Building in Palermo, NJ

    Two-story mixed-use building with office space and apartment.

    904 South Shr Rd, Palermo, NJ 08230
    View details
    Unique Commercial Building in Tuckahoe
    $199,900
    2,500 SF

    Unique Commercial Building in Tuckahoe

    Versatile commercial building with open spaces and kitchen area.

    2200 Route 50, Tuckahoe, NJ 08270
    View details
    Multi-Use Commercial Property on Route 50
    $359,900

    Multi-Use Commercial Property on Route 50

    Highly visible multi-use commercial property on busy Route 50.

    151 Route 50, Seaville, NJ 08230
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    Buildable Wooded Lot in Corbin City
    $150,000
    4.90 Acres

    Buildable Wooded Lot in Corbin City

    4.9 acre wooded lot approved for building a single-family home.

    116 Head Of River Rd, Corbin City, NJ 08270
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    Multi-Use Commercial Property on Route 50
    $359,900

    Multi-Use Commercial Property on Route 50

    Highly visible multi-use commercial property on busy Route 50.

    151 Route 50, Seaville, NJ 08230
    View details
    Historic Church with Stained Glass
    $399,900
    3,952 SF

    Historic Church with Stained Glass

    115-year-old Goshen Church with original features for sale.

    321 Route 47, Goshen, NJ 08210
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    Tuckahoe Commercial/Industrial Opportunity
    $199,900
    2,500 SF

    Tuckahoe Commercial/Industrial Opportunity

    Commercial/Industrial building in Tuckahoe, buyer responsible for inspections.

    2200 Route 50, Tuckahoe, NJ 08270
    View details
    Mixed-Use Building in Palermo, NJ
    $559,900
    3,100 SF

    Mixed-Use Building in Palermo, NJ

    Two-story mixed-use building with flex space and apartment.

    904 Shr S, Palermo, NJ 08230
    View details
    Buildable Wooded Lot in Corbin
    $150,000
    4.90 Acres

    Buildable Wooded Lot in Corbin

    4.9 acre wooded lot with approvals for single-family home.

    116 Head Of River Rd, Corbin City, NJ 08270
    View details
    Vacant Lot in Historic Neighborhood
    $179,900
    0.50 Acres

    Vacant Lot in Historic Neighborhood

    Residential land in a secluded neighborhood with perk test available.

    336 Marshallville Rd, Woodbine, NJ 08270
    View details
    Commercial Property on Route 50
    $359,900
    1,396 SF

    Commercial Property on Route 50

    Commercial property for sale located on Route 50.

    151 Route 50, Ocean View, NJ 08230
    View details

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    RIXON REALTY
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    RIXON REALTY
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