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Property profile & analytics
OFF-MARKET
Estimated value
$515,000
Office buildings
105 Raider Blvd Hillsborough, NJ 08844-1528
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US59-1756300
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Total area
1,912 SF
Lot
10.11 ac (440,304 SF)
Zoning code
GB
APN
10 00200- 02-00001
UPID
US59-1756300
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
$515k
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$580k
Blend (final)
Blend
$515k
Owner & transaction history
Beacon Realty Assocs I Summit · 20 yrs held
Beacon Realty Assocs I Summit
since 2006
4 recorded transactions
Zoning & alternative use
GB · Hillsborough, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$525,000
+33.0%
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 Hillsborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsborough 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
$515,000
CAP Approach
CAP Return
Estimation
6%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$395,000
Current use
COMMERCIAL (GENERAL)
$525,000
Change: +33% · Conversion: Easy
Blend value · Realmo final
$515k
Range $464k – $567k · ±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
$269 / 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
$179,288
Tax year 2022
Assessed value
$7,500,000
Assessed 2023
Previous assessed
$8,029,000
-6.6% YoY
Effective rate
2.39%
On assessed value
Assessed land
$3,211,600
Assessed improvement
$4,288,400
Land market value
$3,211,600
Improvement market value
$4,288,400
Total market value
$7,500,000
Applied tax rate
10.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Heating
NONE
Stories
2
Units
1
Rooms
7
Total area
1,912 SF
Lot
10.11 ac (440,304 SF)
Zoning code
GB
APN
10 00200- 02-00001
UPID
US59-1756300
Jurisdiction
SOMERSET
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
GB · Hillsborough, NJ
Zoning GB · permitted uses
GB · Hillsborough, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$395,000
COMMERCIAL (GENERAL)
Est. value
$525,000
OFFICE BUILDING Current
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
Heating
NONE
Stories
2
Units
1
Rooms
7
Lot
10.11 ac
Current owner
From public records · entity-resolved
Beacon Realty Assocs I Summit
Entity
Mailing address
1 RARITAN PLZ, EDISON, NJ 08837-3626
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 31, 2018
—
Summit Beacon Realy Associates I Ll
—
Deed
related
$6,100,000 · Columbia Bank
May 9, 2006
$3,770,000
Beacon Realty Assocs I Summit
New Carsun Hills
Grant Deed
$5,000,000 · Wachovia Bank NA
Feb 18, 2005
—
Carsun Hills New
—
Deed Of Trust
related
$21,800,000 · New York Life Insurance
—
—
Beacon Realty Assocs I Summit
—
Deed Of Trust
related
$2,000,000 · Wachovia 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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