FOR SALE
Residential income homes
Property ID
US59-2089789
Entity Owned Owner of record is a legal entity (LLC / corporation).
4-yr Hold Held for 4 years.
Free & Clear No active or open recorded mortgage detected.
Entity Owned
No photos on file
For Sale
Contact for pricing
261 French St, New Brunswick, NJ 08901
View Listing →
Ownership intelligence
Who controls the opportunity?
Resolved identity, portfolio, hold profile and investor signals. Included in the full report.
Owner contacts
Can we reach the decision maker?
Skip-traced phones and e-mails of the owner. Included with the full report.
Mortgages
What is owed, to whom, and when it comes due
Recorded lenders, amounts and estimated maturities of the owner's loan book — in the full report.
Property tax · 2022
What does the county charge?
$20k
Tax billed · 2022
Assessed value$798k
Assessed land$350k
Assessed improvement$448k
Effective rate2.49%
Value estimate · Sep 2026
$1.56M
$1.40M – $1.72M
AI approach$1.54M
CAP approach$1.71M
Sales comparison$1.34M
NOI build-up
Gross scheduled income$272k
Vacancy & credit loss−$18k
Operating expenses−$114k
NOI · 7.52% cap applied$139k
Realmo valuation models over county records.
Recently sold
What actually traded nearby?
$255/SF
ZIP average, outlier-cleaned · 25 recorded sales of this use type
Observed band · Q1–Q3$203 – $293
Cap rate analysis
How does the asset earn?
7.52%
$139k estimated NOI · market benchmarks for this use type
Price anchors at 6 / 6.5 / 7% — in the full report.
Zoning insight
What can be built here?
C-2A
C-2A Community Commercial District. a. Intent. The intent and purpose of this district is to provide for the expansion and preserve of th...
General categoryCOMMERCIAL
JurisdictionMIDDLESEX
Location intelligence
Which uses thrive at this corner?
Best fit: Realty agency
Demand heat for this use is drawn on the map · LocInt grid
Demand index
Realty agency13.6
Law Firm13.1
Dental Office13.4
Demand index: how under-served this business type is around this point — modeled from the LocInt grid (area demand vs. what already operates, adjusted by real visit traffic). Higher means stronger unmet demand.
Location
✓ County assessor
✓ Recorded deeds · 3 transfers
– Comp sales · not on file
✓ Zoning catalog
Every figure names its source: public record, benchmark, or modeled. Coverage varies by property — thin data is stated as missing, never invented.
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.56M
Value range
$1.40M – $1.72M
±10% around blend
Estimated value / SF
$235 / SF
Confidence
Property data
100
Market benchmarks
100
Comparable evidence
60
Income certainty
100
$1.40M
blend $1.56M
$1.72M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,633 SF
Lot area
0.23 ac
Year built
1950
Stories
3
APN
13 00425-0000-00004
Zoning
C-2A
Assessed value
$798,400
Annual tax
$19,872
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.71M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.85M
@ 6.5% CAP return
$1.71M
@ 7% CAP return
$1.59M
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$19,872
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.34M
Range $1.34M – $1.94M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.56M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)
Average
Subject delta
ZIP 25 sales
$255
-8%
Submarket 27 sales
$250
-6%
County 69 sales
$246
-5%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $235/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+12%
vs current-use indication
Apartment House (5+ Units) · current use
Industrial (general)
Commercial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
Selected market yield
7.10%
Selected cap rate for this residential income homes
Derived from the New Brunswick market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.10%
9.0%
NOI (est.)
$139k *
Last sale · Jul 2022
$1.48M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.96M
Move the market yield to see immediate price impact.
Value / SF
$296
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
6.60%7.10%7.60%
$125k
$1.90M
$1.76M
$1.65M
$139k
$2.11M
$1.96M
$1.83M
$153k
$2.32M
$2.16M
$2.01M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Building & lot
Public records
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
For Sale
Year built
1950
Construction
BRICK
Heating
NONE
Stories
3
Units
1
Total area
6,633 SF
Lot
0.23 ac (9,900 SF)
Zoning code
C-2A
APN
13 00425-0000-00004
UPID
US59-2089789
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Property tax & assessments
Tax year 2022
Tax billed
$19,872
Assessed value
$798,400
Assessed 2023
Previous assessed
$798,400
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$350,000
Assessed improvement
$448,400
Land market value
$350,000
Improvement market value
$448,400
Total market value
$798,400
Applied tax rate
13.0000
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
C-2A
COMMERCIAL
Jurisdiction
New Brunswick, NJ
Recorded code
C-2A
Official district
C-2A
Official district profile
What the municipal code says about C-2A
Zoning description
C-2A Community Commercial District. a. Intent. The intent and purpose of this district is to provide for the expansion and preserve of the integrity of community oriented commercial uses and the mixed multi-family reside…
General category
COMMERCIAL
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for C-2A in New Brunswick, NJ.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Owner Contacts
Phones and e-mails of the people behind this property's owner, traced from licensed contact data.
Owner phones and e-mails come with the full report for this property - traced from licensed contact data, with verification and Do-Not-Call flags on every number.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
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
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Mortgages · part of Ownership Intelligence
See what the owner owes, and when it comes due.
The mortgage data is behind the paid report: recorded loans of the owner - lender, amount, rate and the estimated maturity - as part of the Ownership Intelligence workspace.
What opens after registration
Ownership report
Recorded loansLender, amount and origination for every instrument
Estimated maturityWhen the debt comes due and the refi window opens
Rates & liensRecorded or estimated rate, junior liens flagged
CollateralWhich holding secures each loan - this property marked
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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