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Property profile & analytics
OFF-MARKET
Estimated value
$2,290,000
Industrial properties
40-50 Montgomery St, Hillside, NJ 07205-1131
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US59-1026754
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1944
Construction
BRICK
Total area
26,244 SF
Lot
1.01 ac (43,996 SF)
Zoning code
HI
APN
07 00201-0000-00012
UPID
US59-1026754
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
$3.02M
Blend (final)
Blend
$2.29M
Owner & transaction history
40 Montgomery St Hillside LLC · 9 yrs held
40 Montgomery St Hillside LLC
since 2017
5 recorded transactions
Zoning & alternative use
HI · Hillside, 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 Hillside submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillside 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
Blend value · Realmo final
$2.29M
Range $2.06M – $2.52M · ±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
$87 / 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
$45,705
Tax year 2022
Assessed value
$575,700
Assessed 2023
Previous assessed
$575,700
+0.0% YoY
Effective rate
7.94%
On assessed value
Assessed land
$181,800
Assessed improvement
$393,900
Land market value
$181,800
Improvement market value
$393,900
Total market value
$575,700
Applied tax rate
7.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1944
Construction
BRICK
Heating
NONE
Stories
2
Total area
26,244 SF
Lot
1.01 ac (43,996 SF)
Zoning code
HI
APN
07 00201-0000-00012
UPID
US59-1026754
Jurisdiction
UNION
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
HI · Hillside, NJ
Zoning HI · permitted uses
HI · Hillside, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillside. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1944
Construction
BRICK
Heating
NONE
Stories
2
Lot
1.01 ac
Current owner
From public records · entity-resolved
40 Montgomery St Hillside LLC
Entity
Mailing address
40-50 MONTGOMERY ST, HILLSIDE, NJ 07205-1131
Ownership since
2017
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
Mar 22, 2024
—
40 Montgomery St Hillside LLC
—
Deed
related
$3,500,000 · Fulton Bank NA
Mar 24, 2017
$1,850,000
40 Montgomery St Hillside LLC
Johnnyland Hillside LLC
Grant Deed
$1,665,000 · Fulton Bk/nj
May 19, 2015
$1,100,000
Johnnyland Hillside LLC
Seoul Shik Poom INC
Grant Deed
—
Aug 1, 2008
—
Seoul Shik Poom INC
—
Deed Of Trust
related
$2,000,000 · Shinhan Bank
Jan 22, 1988
$750,000
Fasman,dennis N - Trustee
Unknown
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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