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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Residential income homes
161 Minuteman Cir Allentown, NJ 08501-1860
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US59-2233932
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2002
Total area
2,112 SF
Lot
0.16 ac (6,837 SF)
APN
51 00047- 03-00080
UPID
US59-2233932
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
$505k
CAP Approach
CAP
$545k
Comparable Approach
Comparable
$493k
Blend (final)
Blend
$510k
Owner & transaction history
Leo V Reich · 2 yrs held
Leo V Reich
since 2023
Last sale
$525,000
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$550,000
+14.1%
Office building
$520,000
+8.4%
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 Allentown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Allentown 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
$510,000
ML approach
$505,000
CAP Approach
CAP Return
Estimation
6%
$590,000
6.5%
$545,000
7%
$505,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$480,000
Current use
COMMERCIAL (GENERAL)
$550,000
Change: +14% · Conversion: Moderate
OFFICE BUILDING
$520,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±10% · vs last sale $525k (Aug 2 2023)
Last sale anchor
$525k
Aug 2 2023
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
$241 / 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
$9,838
Tax year 2022
Assessed value
$448,600
Assessed 2023
Previous assessed
$448,600
+0.0% YoY
Effective rate
2.19%
On assessed value
Assessed land
$184,000
Assessed improvement
$264,600
Land market value
$184,000
Improvement market value
$264,600
Total market value
$448,600
Applied tax rate
51.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2002
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
8
Bathrooms
2
Total area
2,112 SF
Lot
0.16 ac (6,837 SF)
APN
51 00047- 03-00080
UPID
US59-2233932
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$480,000
COMMERCIAL (GENERAL)
Est. value
$550,000
OFFICE BUILDING
Est. value
$520,000
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
2002
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
8
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Leo V Reich
Individual
Mailing address
161 MINUTEMAN CIR, ALLENTOWN, NJ 08501-1860
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 2, 2023
$525,000
Leo V Reich
Scott R Lyon
Deed
—
Oct 28, 2002
$317,535
Richard Volpe
K Hovnanian At Uft LLC III
Grant Deed
—
—
—
Richard Volpe
—
Deed Of Trust
related
$100,000 · Fleet Nat'l Bk/valparaiso
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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