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Property profile & analytics
OFF-MARKET
Estimated value
$15,445,000
Industrial properties
250 Cir N Dr Piscataway, NJ 08854-3705
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US59-1292509
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1981
Total area
59,106 SF
Lot
4.98 ac (216,929 SF)
Zoning code
LI5
APN
17 04301-0000-00008- 03
UPID
US59-1292509
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
-
IPS Industries Industrial Manufacturer Production Facility
-
Eastar Factory Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.15M
CAP Approach
CAP
$10.21M
Comparable Approach
Comparable
$15.56M
Blend (final)
Blend
$15.45M
Owner & transaction history
Blusv I Nj 250 Circle Drive LLC · 4 yrs held
Blusv I Nj 250 Circle Drive LLC
since 2022
Last sale
$18.6M
5 recorded transactions
Zoning & alternative use
LI5 · Piscataway, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$16.2M
+20.9%
Apartment house (5+ units)
$14.6M
+8.9%
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 Piscataway submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Piscataway 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
$19,605,000
ML approach
$10,145,000
CAP Approach
CAP Return
Estimation
6%
$11,055,000
6.5%
$10,205,000
7%
$9,475,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$13,375,000
Current use
OFFICE BUILDING
$16,160,000
Change: +21% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$14,565,000
Change: +9% · Conversion: Difficult
COMMERCIAL (GENERAL)
$13,250,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$15.45M
Range $13.90M – $16.99M · ±10% · vs last sale $18.58M (Mar 28 2022)
Last sale anchor
$18.58M
Mar 28 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
$261 / 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
$185,426
Tax year 2022
Assessed value
$8,780,000
Assessed 2023
Previous assessed
$8,780,000
+0.0% YoY
Effective rate
2.11%
On assessed value
Assessed land
$3,735,000
Assessed improvement
$5,045,000
Land market value
$3,735,000
Improvement market value
$5,045,000
Total market value
$8,780,000
Applied tax rate
17.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1981
Heating
NONE
Total area
59,106 SF
Lot
4.98 ac (216,929 SF)
Zoning code
LI5
APN
17 04301-0000-00008- 03
UPID
US59-1292509
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
LI5 · Piscataway, NJZoning LI5 · permitted uses
LI5 · Piscataway, NJ
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
INDUSTRIAL (GENERAL) Current
Est. value
$13.4M
OFFICE BUILDING
Est. value
$16.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$14.6M
COMMERCIAL (GENERAL)
Est. value
$13.3M
INDUSTRIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
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
Year built
1981
Heating
NONE
Lot
4.98 ac
Current owner
From public records · entity-resolved
Blusv I Nj 250 Circle Drive LLC
Entity
Mailing address
1 MEADOWLANDS PLZ NES804, E RUTHERFORD, NJ 07073-2150
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
Jul 7, 2025
—
Blusv I Nj 250 Circle Drive LLC
—
Deed
related
$354,550,000 · Incref Investments Ms Seller LLC
May 16, 2022
—
Blusv I Nj 250 Circle Drive LLC
—
Deed
related
$49,830,000 · Pgim Real Estate Finance LLC
Mar 28, 2022
$18,575,000
Blusv I Nj 250 Circle Drive LLC
Dream 250 Circle Drive LLC
Deed
—
Apr 20, 2021
$8,500,000
Dream 250 Circle Drive LLC
Ring Power Corporation
Special Warranty Deed
$6,375,000 · Columbia Bank
Aug 12, 2015
$3,633,892
Ringpower Piscataway LLC
Rutgers Associates
Grant Deed
—
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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