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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Commercial real estate
103 Locktown Rd Frenchtown, NJ 08825
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US59-1360080
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
3,600 SF
Lot
18.49 ac (805,424 SF)
Zoning code
BP
APN
16 00017-0000-00009- 01
UPID
US59-1360080
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
$590k
Comparable Approach
Comparable
$443k
Blend (final)
Blend
$550k
Owner & transaction history
Blue Mountain Partners LLC · 10 yrs held
Blue Mountain Partners LLC
since 2016
7 recorded transactions
Zoning & alternative use
BP · Frenchtown, NJ
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 Frenchtown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Frenchtown 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%
$635,000
6.5%
$590,000
7%
$545,000
Blend value · Realmo final
$550k
Range $495k – $605k · ±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
$153 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$15,916
Tax year 2022
Assessed value
$638,700
Assessed 2023
Previous assessed
$638,700
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$250,400
Assessed improvement
$388,300
Land market value
$250,400
Improvement market value
$388,300
Total market value
$638,700
Applied tax rate
16.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Units
1
Total area
3,600 SF
Lot
18.49 ac (805,424 SF)
Zoning code
BP
APN
16 00017-0000-00009- 01
UPID
US59-1360080
Jurisdiction
HUNTERDON
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
BP · Frenchtown, NJ
Zoning BP · permitted uses
BP · Frenchtown, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Frenchtown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
18.49 ac
Current owner
From public records · entity-resolved
Blue Mountain Partners LLC
Entity
Mailing address
704 HOWE ST, POINT PLEASANT BORO, NJ 08742-4523
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 19, 2019
—
Blue Mountain Partners LLC
—
Deed
related
$189,959 · Pallasite Asset Trust (ct)
Sep 4, 2019
—
Oceal Bay Holdings LLC
—
Deed
related
$5,300,000 · Savoy Bank
Jan 27, 2017
—
Blue Mountain Partners LLC
—
Deed
related
$1,350,000 · Century Point Pleasant Partner
May 5, 2016
$115,000
Blue Mountain Partners LLC
Coba INC
Grant Deed
$92,000 · * Other Institutional Lenders
Jul 16, 2013
—
Coba INC
Sheriff Of Hunterdon County
Trustees Deed
related
—
Oct 14, 2005
—
Nassau Broadcasting I LLC
—
Deed Of Trust
related
$12,000,000 · Goldman Sachs Credit Ptrs LP
—
—
Blue Mountain Partners LLC
—
Deed Of Trust
related
$189,959 · Pallasite Asset Trust (ct)
—
—
Blue Mountain Partners LLC
—
Deed Of Trust
related
$1,350,000 · Century Point Pleasant Partner
—
—
Nassau Tower Realty LLC
—
Deed Of Trust
related
$23,000,000 · Commerce Bank NA
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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