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Property profile & analytics
FOR LEASE
Super regional malls
275 State Route 18, East Brunswick, NJ 08816
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US59-1827421
For Lease
1 / 2
$13,150,000
275 State Route 18, East Brunswick, NJ 08816
View Listing →
Property profile
Verified
Property type
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Year built
1992
Construction
TYPE NOT SPECIFIED
Total area
107,309 SF
Lot
11.2 ac (487,872 SF)
Zoning code
HC2
APN
04 00026-0000-00011
UPID
US59-1827421
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$13.15M
Owner & transaction history
Harary Group LLC · 13 yrs held
Harary Group LLC
since 2012
7 recorded transactions
Zoning & alternative use
HC2 · East Brunswick, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 East Brunswick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Brunswick 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$20,765,000
Change: 0% · Conversion: Difficult
AUTO REPAIR, GARAGE
$18,295,000
Change: 0% · Conversion: Difficult
RETAIL STORES
$17,135,000
Change: 0% · Conversion: Easy
COMMERCIAL (GENERAL)
$15,935,000
Change: 0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$13,350,000
Change: 0% · Conversion: Difficult
RESTAURANT
$12,160,000
Change: 0% · Conversion: Difficult
Blend value · Realmo final
$13.15M
Range $11.84M – $14.47M · ±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
$123 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$431,360
Tax year 2023
Assessed value
$3,694,100
Assessed 2024
Previous assessed
$3,694,100
+0.0% YoY
Effective rate
11.68%
On assessed value
Assessed land
$916,000
Assessed improvement
$2,778,100
Land market value
$916,000
Improvement market value
$2,778,100
Total market value
$3,694,100
Applied tax rate
4.0000
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
Super regional malls
Use group
REGIONAL SHOPPING CENTER, MALL
Status
For Lease
Year built
1992
Construction
TYPE NOT SPECIFIED
Heating
NONE
Units
1
Total area
107,309 SF
Lot
11.2 ac (487,872 SF)
Zoning code
HC2
APN
04 00026-0000-00011
UPID
US59-1827421
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
HC2 · East Brunswick, NJ
Zoning HC2 · permitted uses
HC2 · East Brunswick, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Brunswick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$20.8M
AUTO REPAIR, GARAGE
Est. value
$18.3M
RETAIL STORES
Est. value
$17.1M
COMMERCIAL (GENERAL)
Est. value
$15.9M
APARTMENT HOUSE (5+ UNITS)
Est. value
$13.4M
RESTAURANT
Est. value
$12.2M
MEDICAL BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
COMMERCIAL (GENERAL)
APARTMENT HOUSE (5+ UNITS)
RESTAURANT
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
1992
Construction
TYPE NOT SPECIFIED
Heating
NONE
Units
1
Lot
11.2 ac
Current owner
From public records · entity-resolved
Harary Group LLC
Entity
Mailing address
2400 US HWY 1ST 1, NORTH BRUNSWICK, NJ 08902-4303
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 23, 2020
—
Harary Group LLC
—
Deed
related
$800,000 · Wells Fargo Bank NA
Aug 10, 2018
—
Harary Group LLC
—
Deed
related
$4,000,000 · Wells Fargo Bank NA
Jul 16, 2018
—
Harary Group LLC
—
Deed
related
$4,045,132 · Wells Fargo Bk
Aug 15, 2012
—
Harary Group LLC
Harary Group
Quit Claim Deed
related
—
—
—
Harary Group LLC
—
Deed Of Trust
related
$4,750,000 · Wells Fargo Bank
—
—
Girgis & Girgis LLC
—
Deed Of Trust
related
$600,000 · Sun Nat'l Bk
—
—
Harary Group LLC
—
Loan Modification
related
$4,045,132 · Wells Fargo Bk
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.
Try Rey
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