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Property profile & analytics
OFF-MARKET
Estimated value
$1,705,000
Commercial real estate
203 Riv Rd, Branchburg, NJ 08876-3672
Entity Owned
2-yr Hold
Free & Clear
Property ID
US59-1050729
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Construction
BRICK
Total area
7,558 SF
Lot
10 ac (435,600 SF)
Zoning code
RRC
APN
05 00021-0000-00003
UPID
US59-1050729
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
$1.96M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.71M
Owner & transaction history
Merck Sharp & Dohme LLC · 2 yrs held
Merck Sharp & Dohme LLC
since 2024
2 recorded transactions
Zoning & alternative use
RRC · Branchburg, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$2.5M
+86.0%
Office building
$1.6M
+14.0%
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 Branchburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Branchburg 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%
$2,115,000
6.5%
$1,955,000
7%
$1,815,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,365,000
Current use
INDUSTRIAL (GENERAL)
$2,545,000
Change: +86% · Conversion: Moderate
OFFICE BUILDING
$1,560,000
Change: +14% · Conversion: Easy
Blend value · Realmo final
$1.71M
Range $1.53M – $1.88M · ±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
$226 / 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
$52,887
Tax year 2022
Assessed value
$2,686,000
Assessed 2023
Previous assessed
$2,686,000
+0.0% YoY
Effective rate
1.97%
On assessed value
Assessed land
$650,000
Assessed improvement
$2,036,000
Land market value
$650,000
Improvement market value
$2,036,000
Total market value
$2,686,000
Applied tax rate
5.0000
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
Construction
BRICK
Heating
NONE
Stories
2
Units
3
Rooms
2
Total area
7,558 SF
Lot
10 ac (435,600 SF)
Zoning code
RRC
APN
05 00021-0000-00003
UPID
US59-1050729
Jurisdiction
SOMERSET
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
RRC · Branchburg, NJ
Zoning RRC · permitted uses
RRC · Branchburg, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Branchburg. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
OFFICE BUILDING
Est. value
$1.6M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (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
Construction
BRICK
Heating
NONE
Stories
2
Units
3
Rooms
2
Lot
10 ac
Current owner
From public records · entity-resolved
Merck Sharp & Dohme LLC
Entity
Free & Clear · 2 yrs held
Mailing address
126 E LINCOLN AVE, RAHWAY, NJ 07065-4607
Ownership since
2024
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
Apr 4, 2024
—
Merck Sharp & Dohme LLC
Merck Sharp & Dohme LLC
Intrafamily Transfer
related
—
Feb 8, 2013
—
Merck Sharp & Dohme Corp
Merck Sharp & Dohme Corp
Quit Claim Deed
related
—
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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