447 Matawan Ave Cliffwood, NJ 07721-1203
Entity Owned
19-yr Hold
~
Est. High Equity
Estimated value (blended)
$1.03M
Range $923k – $1.13M (±10%)
Property ID
US59-1076652
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1893
Construction
BRICK
Total area
5,933 SF
Lot
0.53 ac (23,232 SF)
Zoning code
8485
APN
01 00208-0000-00001
UPID
US59-1076652
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
-
Nursing Home Retirement Community
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$773k
Blend (final)
Blend
$1.03M
Owner & transaction history
since 2006
3 recorded transactions
Zoning & alternative use
8485 · Cliffwood, NJ
Top alternative use upside
Apartment house (5+ units)
$1.6M
+1.9%
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 17 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.03M
Value range
$923k – $1.13M
±10% around blend
Estimated value / SF
$173 / SF
Confidence
High
17 county-verified comps
Property data
88
Market benchmarks
33
Comparable evidence
100
$923k
blend $1.03M
$1.13M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
5,933 SF
Lot area
0.53 ac
Year built
1893
Stories
2
APN
01 00208-0000-00001
Assessed value
$1,337,500
Annual tax
$33,533
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.23M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.34M
@ 6.5% CAP return
$1.23M
@ 7% CAP return
$1.15M
4
Sales comparison
Partial preview
Sales approach indication
$924k
Weighted, 17 comps · high confidence
Evidence
17 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.6 mi away · 6,000 SF
2.6 mi away · 5,610 SF
3.3 mi away · 4,294 SF
4.6 mi away · 5,983 SF
5.3 mi away · 5,297 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.03M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 1093 sales
$259
-33%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $173/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
+2%
vs current-use indication
Commercial (general) · current use
Office Building
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 · 17 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.34M
Move the market yield to see immediate price impact.
Value / SF
$225
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
5.00%7.00%9.00%
$84k
$1.69M
$1.20M
$936k
$94k
$1.87M
$1.34M
$1.04M
$103k
$2.06M
$1.47M
$1.14M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
17 found
High confidence · county-verified
Closest comparable
$2.11M
1.6 mi · Sep 2025 · $391/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$33,533
Tax year 2022
Assessed value
$1,337,500
Assessed 2023
Previous assessed
$1,337,500
+0.0% YoY
Effective rate
2.51%
On assessed value
Assessed land
$450,900
Assessed improvement
$886,600
Land market value
$450,900
Improvement market value
$886,600
Total market value
$1,337,500
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
1893
Construction
BRICK
Heating
NONE
Buildings
1
Stories
2
Total area
5,933 SF
Lot
0.53 ac (23,232 SF)
Zoning code
8485
APN
01 00208-0000-00001
UPID
US59-1076652
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
8485 · Cliffwood, NJZoning 8485 · permitted uses
8485 · 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
1893
Construction
BRICK
Heating
NONE
Stories
2
Buildings
1
Lot
0.53 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
8485
Jurisdiction
Cliffwood, NJ
Recorded code
8485
Ownership Intelligence
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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
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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