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Property profile & analytics
OFF-MARKET
Estimated value
$710,000
Medical Office Space
449 Hurffville Crosskeys Rd 2 Sewell, NJ 08080-9369
Entity Owned
5-yr Hold
~
Est. High Equity
Property ID
US59-3053274
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
2005
Total area
4,400 SF
Lot
0.92 ac (40,001 SF)
Zoning code
NC
APN
18 00081-0000-00003-0000-C0002
UPID
US59-3053274
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
$730k
CAP Approach
CAP
$750k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$710k
Owner & transaction history
Decrea Realty LLC · 5 yrs held
Decrea Realty LLC
since 2021
Last sale
$673,000
2 recorded transactions
Zoning & alternative use
NC · Sewell, 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 Sewell submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sewell 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
$720,000
ML approach
$730,000
CAP Approach
CAP Return
Estimation
6%
$810,000
6.5%
$750,000
7%
$695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$690,000
Change: 0% · Conversion: Easy
COMMERCIAL (GENERAL)
$635,000
Change: 0% · Conversion: Easy
Blend value · Realmo final
$710k
Range $639k – $781k · ±10% · vs last sale $673k (Jun 14 2021)
Last sale anchor
$673k
Jun 14 2021
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
$161 / 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
$29,833
Tax year 2022
Assessed value
$858,000
Assessed 2023
Previous assessed
$858,000
+0.0% YoY
Effective rate
3.48%
On assessed value
Assessed land
$228,800
Assessed improvement
$629,200
Land market value
$228,800
Improvement market value
$629,200
Total market value
$858,000
Applied tax rate
18.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
2005
Heating
NONE
Stories
2
Total area
4,400 SF
Lot
0.92 ac (40,001 SF)
Zoning code
NC
APN
18 00081-0000-00003-0000-C0002
UPID
US59-3053274
Jurisdiction
GLOUCESTER
Metro division
CAMDEN, NJ METROPOLITAN DIVISION
Zoning & alternative use
NC · Sewell, NJ
Zoning NC · permitted uses
NC · Sewell, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sewell. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING
Est. value
$690,000
COMMERCIAL (GENERAL)
Est. value
$635,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
2005
Heating
NONE
Stories
2
Lot
0.92 ac
Current owner
From public records · entity-resolved
Decrea Realty LLC
Entity
Mailing address
489 BARNSBORO RD, SEWELL, NJ 08080-4507
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2021
$673,000
Decrea Realty LLC
L&b Realty LLC
Deed
$825,000 · Td Bank NA
Jul 15, 2005
$1,126,825
L & B Realty LLC
Ponzio Family LLC
Grant Deed
$800,000 · The Bank
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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