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Property profile & analytics
OFF-MARKET
Estimated value
$715,000
Commercial real estate
111 Livingston Ave New Brunswick, NJ 08901-2411
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US59-3037160
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1900
Construction
FRAME
Total area
5,334 SF
Lot
0.17 ac (7,500 SF)
Zoning code
C-3A
APN
13 00161-0000-00001
UPID
US59-3037160
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
-
RAM Law (Rebenack Aronow & Mascolo L.L.P.) Law Firm
-
Howard Z Buckner Attorney at Law Law Firm
-
YONTA LAW LLC Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$710k
Comparable Approach
Comparable
$617k
Blend (final)
Blend
$715k
Owner & transaction history
Ram Jack City LLC · 9 yrs held
Ram Jack City LLC
since 2017
2 recorded transactions
Zoning & alternative use
C-3A · New Brunswick, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
Properties in the C-3A community office/professional may be converted into a residential multi-family use without a ground floor commercial unit provided the following requirements are met: 1. Minimum size for one-bedroom dwelling unit of six hundred fifty (650) square feet (does not apply to studios); 2. Minimum size for two-bedroom dwelling unit of nine hu…
Zone name
Community Professional And Office
General category
RESIDENTIAL
Zone area
65.54 ac
Source
municipal code
Top alternative use upside
Industrial (general)
$1.2M
+6.0%
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 New Brunswick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Brunswick 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%
$770,000
6.5%
$710,000
7%
$660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,120,000
Current use
INDUSTRIAL (GENERAL)
$1,190,000
Change: +6% · Conversion: Moderate
Blend value · Realmo final
$715k
Range $644k – $787k · ±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
$134 / 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
$24,469
Tax year 2022
Assessed value
$983,100
Assessed 2023
Previous assessed
$983,100
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$262,500
Assessed improvement
$720,600
Land market value
$262,500
Improvement market value
$720,600
Total market value
$983,100
Applied tax rate
13.0000
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
Year built
1900
Construction
FRAME
Heating
NONE
Stories
3
Units
1
Total area
5,334 SF
Lot
0.17 ac (7,500 SF)
Zoning code
C-3A
APN
13 00161-0000-00001
UPID
US59-3037160
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
C-3A · New Brunswick, NJZoning C-3A · permitted uses
C-3A · New Brunswick, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
Properties in the C-3A community office/professional may be converted into a residential multi-family use without a ground floor commercial unit provided the following requirements are met: 1. Minimum size for one-bedroom dwelling unit of six hundred fifty (650) square feet (does not apply to studios); 2. Minimum size for two-bedroom dwelling unit of nine hundred (900) square feet; 3. Parking should be met in full on-site or the conversion does not result in the creation a net parking deficiency relative to the pre-adaptive re-use parking requirement; and 4. The applicant may increase the FAR up to 88:1 if shown to be necessary for safety improvements such as stairways and elevators. If the building's FAR exceeds 88:1 in its existing, pre-adaptive re-use condition, then no additional floor area can be created. (Ord. No. O-072501, § I, 7-16-25) 17.03.320, 17.03.330 - Reserved. 17.03.340 - Roof treatments. Any roof with an incline at or less than 12.5 degrees shall be considered a "flat roof". Flat roofs shall be required to either be a white roof, a green roof, or have solar panels. This rule shall not apply to single- and two-family homes. (Ord. No. O-022201, § VII, 2-16-22)
Zone name
Community Professional And Office
General category
RESIDENTIAL
Zone area
65.54 ac
Source
municipal code
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.1M
INDUSTRIAL (GENERAL)
Est. value
$1.2M
COMMERCIAL (GENERAL) Current
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
1900
Construction
FRAME
Heating
NONE
Stories
3
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Ram Jack City LLC
Entity
Mailing address
111 LIVINGSTON AVE, NEW BRUNSWICK, NJ 08901-2411
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
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
Jan 9, 2017
—
Ram Jack City LLC
—
Deed
related
$450,000 · Provident Bk
—
—
Ram Jack City LLC
—
Deed Of Trust
related
$450,000 · Provident 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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