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Property profile & analytics
OFF-MARKET
Estimated value
$9,890,000
Commercial real estate
1285-1287 State Rte 35 Middletown, NJ 07748
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US59-0643556
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1985
Total area
5,752 SF
Lot
2.77 ac (120,661 SF)
Zoning code
B-4
APN
32 00615-0000-00094
UPID
US59-0643556
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
$9.84M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.89M
Owner & transaction history
Ferraro Realty Group Middletown LLC · 4 yrs held
Ferraro Realty Group Middletown LLC
since 2022
Last sale
$9.8M
5 recorded transactions
Zoning & alternative use
B-4 · Middletown, 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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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
$10,225,000
ML approach
$9,840,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$9.89M
Range $8.90M – $10.88M · ±10% · vs last sale $9.75M (Jan 14 2022)
Last sale anchor
$9.75M
Jan 14 2022
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
$1,719 / 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
$73,420
Tax year 2022
Assessed value
$4,159,400
Assessed 2023
Previous assessed
$4,159,400
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$1,761,500
Assessed improvement
$2,397,900
Land market value
$1,761,500
Improvement market value
$2,397,900
Total market value
$4,159,400
Applied tax rate
32.0000
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
1985
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
5,752 SF
Lot
2.77 ac (120,661 SF)
Zoning code
B-4
APN
32 00615-0000-00094
UPID
US59-0643556
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
B-4 · Middletown, NJ
Zoning B-4 · permitted uses
B-4 · Middletown, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
2.77 ac
Current owner
From public records · entity-resolved
Ferraro Realty Group Middletown LLC
Entity
Mailing address
29 PHEASANT RUN RD, PLEASANTVILLE, NY 10570-2512
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 14, 2022
$9,750,000
Ferraro Realty Group Middletown LLC
Yerik Middletown LLC
Deed
$5,362,000 · Key Bank NA
Feb 6, 2018
$1,700,000
Yerik Middletown LLC
River Birch LLC
Trustees Deed
$5,121,000 · Fulton Bk/nj
Feb 25, 2014
—
River Birch LLC
—
Trustees Deed
related
$50,000 · Kikis A Kyriacou
Mar 4, 2010
$1,150,000
River Birch LLC
Cnl Funding 2000-a LP
Grant Deed
—
—
—
River Birch Lc
—
Deed Of Trust
related
$1,200,000 · Kikis A Kyriacou
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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