259 New Brunswick Ave Fords, NJ 08863-2260
Entity Owned
6-yr Hold
Free & Clear
Estimated value (blended)
$440k
Range $396k – $484k (±10%)
Property ID
US59-2806605
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1984
Total area
8,304 SF
Lot
0.27 ac (11,800 SF)
Zoning code
B-2
APN
25 00042-0000-00016
UPID
US59-2806605
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
HVAC Service General Contractor
-
Gym & Fitness Center
-
Travel Agency
-
Travel Agency
-
Hair Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.11M
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$440k
Owner & transaction history
since 2019
7 recorded transactions
Zoning & alternative use
B-2 · Fords, NJ
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$440k
Value range
$396k – $484k
±10% around blend
Estimated value / SF
$53 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
60
$396k
blend $440k
$484k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
8,304 SF
Lot area
0.27 ac
Year built
1984
APN
25 00042-0000-00016
Assessed value
$287,200
Annual tax
$34,507
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.11M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.20M
@ 6.5% CAP return
$1.11M
@ 7% CAP return
$1.03M
4
Sales comparison
Partial preview
Sales approach indication
$1.78M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.9 mi away · 7,072 SF
1.9 mi away · 8,580 SF
2.0 mi away · 6,150 SF
2.1 mi away · 7,145 SF
2.2 mi away · 6,300 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$440k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 108 sales
$166
-68%
County 642 sales
$224
-76%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $53/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Not available
Market rent
Not available
Actual rent roll
Not available
Tenant leases
Not available
Physical condition
Not inspected
Conversion costs
Not available
Not analyzed due to unavailable source data: tenant leases, physical condition and capital
requirements were not available for this desktop analysis. Cost Approach excluded due to
availability of income evidence.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
17% off on annual
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$287k
Move the market yield to see immediate price impact.
Value / SF
$35
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$18k
$362k
$258k
$201k
$20k
$402k
$287k
$223k
$22k
$442k
$316k
$246k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$2.00M
1.6 mi · Mar 2026 · $268/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$34,507
Tax year 2022
Assessed value
$287,200
Assessed 2023
Previous assessed
$287,200
+0.0% YoY
Effective rate
12.01%
On assessed value
Assessed land
$53,100
Assessed improvement
$234,100
Land market value
$53,100
Improvement market value
$234,100
Total market value
$287,200
Applied tax rate
25.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1984
Heating
NONE
Units
1
Total area
8,304 SF
Lot
0.27 ac (11,800 SF)
Zoning code
B-2
APN
25 00042-0000-00016
UPID
US59-2806605
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Fords, NJZoning B-2 · permitted uses
B-2 · Fords, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1984
Heating
NONE
Units
1
Lot
0.27 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-2
Jurisdiction
Fords, NJ
Recorded code
B-2
Ownership Intelligence
Find the owner behind the property.
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Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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