Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$795,000
Residential income homes
44 Wintergreen Dr Manalapan, NJ 07726-6008
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US59-2431968
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2009
Total area
2,312 SF
Lot
0.17 ac (7,405 SF)
APN
28 00066- 10-00015
UPID
US59-2431968
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
$855k
CAP Approach
CAP
$595k
Comparable Approach
Comparable
$751k
Blend (final)
Blend
$795k
Owner & transaction history
Richard Gagliano · 3 yrs held
Richard Gagliano
since 2022
Last sale
$778,500
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$790,000
+19.1%
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 Manalapan submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Manalapan 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
$815,000
ML approach
$855,000
CAP Approach
CAP Return
Estimation
6%
$645,000
6.5%
$595,000
7%
$555,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$665,000
Current use
COMMERCIAL (GENERAL)
$790,000
Change: +19% · Conversion: Moderate
OFFICE BUILDING
$570,000
Change: -14% · Conversion: Moderate
Blend value · Realmo final
$795k
Range $716k – $875k · ±10% · vs last sale $779k (Sep 19 2022)
Last sale anchor
$779k
Sep 19 2022
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
$344 / 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
$11,503
Tax year 2022
Assessed value
$780,800
Assessed 2023
Previous assessed
$780,800
+0.0% YoY
Effective rate
1.47%
On assessed value
Assessed land
$215,000
Assessed improvement
$565,800
Land market value
$215,000
Improvement market value
$565,800
Total market value
$780,800
Applied tax rate
28.0000
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
Year built
2009
Heating
FORCED AIR
Cooling
YES
Buildings
1
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
2,312 SF
Lot
0.17 ac (7,405 SF)
APN
28 00066- 10-00015
UPID
US59-2431968
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$665,000
COMMERCIAL (GENERAL)
Est. value
$790,000
OFFICE BUILDING
Est. value
$570,000
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
Year built
2009
Heating
FORCED AIR
Cooling
Yes
Stories
1
Buildings
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Richard Gagliano
Individual
Mailing address
44 WINTERGREEN DR, MANALAPAN, NJ 07726-6008
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2022
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
Sep 19, 2022
$778,500
Richard Gagliano
Neil Fox
Deed
—
—
—
Neil Fox
—
Deed Of Trust
related
$150,000 · First Constitution Bk
—
—
Neil Fox
—
Deed Of Trust
related
$137,250 · First Constitution Bk
—
—
Neil Fox
—
Deed Of Trust
related
$140,000 · Loanleaders/america
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
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 44 Wintergreen Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
