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Property profile & analytics
OFF-MARKET
Estimated value
$3,890,000
Residential income homes
309 Rte 35th 327 Point Pleasant Beach, NJ 08742-4173
Entity Owned
20-yr Hold
Property ID
US59-1716749
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Construction
FRAME
Total area
17,450 SF
Lot
7.5 ac (326,700 SF)
Zoning code
HR
APN
26 00179- 01-00016
UPID
US59-1716749
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
$4.50M
Comparable Approach
Comparable
$2.88M
Blend (final)
Blend
$3.89M
Owner & transaction history
Tower Beacon Gardens LLC · 20 yrs held
Tower Beacon Gardens LLC
since 2006
4 recorded transactions
Zoning & alternative use
HR · Point Pleasant Beach, 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 Point Pleasant Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Point Pleasant Beach 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%
$4,865,000
6.5%
$4,495,000
7%
$4,170,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,950,000
Current use
COMMERCIAL (GENERAL)
$4,805,000
Change: -3% · Conversion: Moderate
OFFICE BUILDING
$4,150,000
Change: -16% · Conversion: Moderate
Blend value · Realmo final
$3.89M
Range $3.50M – $4.28M · ±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
$223 / 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
$148,275
Tax year 2022
Assessed value
$9,158,400
Assessed 2023
Previous assessed
$9,158,400
+0.0% YoY
Effective rate
1.62%
On assessed value
Assessed land
$3,078,000
Assessed improvement
$6,080,400
Land market value
$3,078,000
Improvement market value
$6,080,400
Total market value
$9,158,400
Applied tax rate
26.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Construction
FRAME
Heating
NONE
Stories
2
Units
1
Total area
17,450 SF
Lot
7.5 ac (326,700 SF)
Zoning code
HR
APN
26 00179- 01-00016
UPID
US59-1716749
Jurisdiction
OCEAN
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
HR · Point Pleasant Beach, NJ
Zoning HR · permitted uses
HR · Point Pleasant Beach, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Point Pleasant Beach. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.0M
COMMERCIAL (GENERAL)
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.2M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (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
FRAME
Heating
NONE
Stories
2
Units
1
Lot
7.5 ac
Current owner
From public records · entity-resolved
Tower Beacon Gardens LLC
Entity
Mailing address
680 KINDERKAMACK RDS200, RIVER EDGE, NJ 07661-2173
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 13, 2006
—
Tower Beacon Gardens LLC
Tower Mgmt Financing Ptshp
Quit Claim Deed
$17,076,667 · Bank Of America
—
—
Tower Beacon Gardens LLC
—
Deed Of Trust
related
$15,976,000 · Dwight Cap
—
—
Tower Beacon Gardens LLC
—
Deed Of Trust
related
$13,000,000 · Variable Annuity Life Ins Co
—
—
Tower Mgmt Financing Ptshp
—
Deed Of Trust
related
$8,600,000 · Apple Bank For Savings
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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