403 County Rd Cliffwood, NJ 07721-4501
Entity Owned
4-yr Hold
~
Est. High Equity
Estimated value (blended)
$5.77M
Range $5.19M – $6.35M (±10%)
Implied cap rate
8.50%
In-place · NOI ÷ last sale
Property ID
US59-1038178
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
2000
Total area
30,000 SF
Lot
4.1 ac (178,596 SF)
Zoning code
LI
APN
01 00227-0000-00005- 03
UPID
US59-1038178
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
-
Security Service
-
Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.70M
CAP Approach
CAP
$7.53M
Comparable Approach
Comparable
$5.22M
Blend (final)
Blend
$5.77M
Owner & transaction history
since 2022
Last sale
$5.5M
7 recorded transactions
Zoning & alternative use
LI · Cliffwood, NJ
Top alternative use upside
Apartment house (5+ units)
$7.9M
+7.2%
Commercial (general)
$7.8M
+5.2%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
4 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$5.77M
Value range
$5.19M – $6.35M
±10% around blend
Estimated value / SF
$192 / SF
Confidence
None
2 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
20
$5.19M
blend $5.77M
$6.35M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
30,000 SF
Lot area
4.1 ac
Year built
2000
APN
01 00227-0000-00005- 03
Assessed value
$3,450,800
Annual tax
$61,893
3
Income approach: direct capitalization
Partial preview
Income approach indication
$7.53M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.16M
@ 6.5% CAP return
$7.53M
@ 7% CAP return
$7.00M
4
Sales comparison
Partial preview
Sales approach indication
$5.22M
Weighted, 0 comps · none confidence
Evidence
2 found
County-verified recorded sales
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$5.77M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 105 sales
$247
-22%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $192/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Apartment House (5+ Units)
Gross theoretical uplift
+7%
vs current-use indication
Commercial (general)
Office Building · current use
Industrial (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
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
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 2 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
8.50%
Implied, in-place cap rate for this office buildings
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.50%
9.0%
NOI (est.)
$385k *
Last sale · Jul 2022
$5.50M
* 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$4.53M
Move the market yield to see immediate price impact.
Value / SF
$151
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
8.00%8.50%9.00%
$347k
$4.33M
$4.08M
$3.85M
$385k
$4.81M
$4.53M
$4.28M
$424k
$5.29M
$4.98M
$4.71M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
2 found
None confidence · county-verified
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$61,893
Tax year 2022
Assessed value
$3,450,800
Assessed 2023
Previous assessed
$3,450,800
+0.0% YoY
Effective rate
1.79%
On assessed value
Assessed land
$738,000
Assessed improvement
$2,712,800
Land market value
$738,000
Improvement market value
$2,712,800
Total market value
$3,450,800
Applied tax rate
1.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
2000
Heating
NONE
Buildings
1
Total area
30,000 SF
Lot
4.1 ac (178,596 SF)
Zoning code
LI
APN
01 00227-0000-00005- 03
UPID
US59-1038178
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
LI · Cliffwood, NJZoning LI · permitted uses
LI · Cliffwood, 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
2000
Heating
NONE
Buildings
1
Lot
4.1 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LI
Jurisdiction
Cliffwood, NJ
Recorded code
LI
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 · 5 · 30 · 100 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?”
You own 403 County Rd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
