450 County Rd Cliffwood, NJ 07721-1176
Individually Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$500k
Range $450k – $550k (±10%)
Implied cap rate
8.60%
In-place · NOI ÷ last sale
Property ID
US59-1652253
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1980
Construction
FRAME
Total area
2,700 SF
Lot
3.52 ac (153,157 SF)
Zoning code
LI
APN
01 00229-0000-00002- 01
UPID
US59-1652253
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
-
General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$425k
CAP Approach
CAP
$560k
Comparable Approach
Comparable
$522k
Blend (final)
Blend
$500k
Owner & transaction history
1 recorded transaction
Zoning & alternative use
LI · Cliffwood, NJ
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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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$500k
Value range
$450k – $550k
±10% around blend
Estimated value / SF
$185 / SF
Confidence
High
5 county-verified comps
Property data
75
Market benchmarks
33
Comparable evidence
50
$450k
blend $500k
$550k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,700 SF
Lot area
3.52 ac
Year built
1980
APN
01 00229-0000-00002- 01
Assessed value
$1,664,000
Annual tax
$31,949
3
Income approach: direct capitalization
Partial preview
Income approach indication
$560k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$610k
@ 6.5% CAP return
$560k
@ 7% CAP return
$520k
4
Sales comparison
Partial preview
Sales approach indication
$576k
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.8 mi away · 3,490 SF
2.0 mi away · 3,040 SF
2.8 mi away · 1,980 SF
3.0 mi away · 3,052 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$500k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 1093 sales
$259
-29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $185/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
8.60%
Implied, in-place cap rate for this commercial real estate
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 · 8.60%
9.0%
NOI (est.)
$116k *
* 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$1.35M
Move the market yield to see immediate price impact.
Value / SF
$502
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
8.10%8.60%9.10%
$105k
$1.29M
$1.22M
$1.15M
$116k
$1.44M
$1.35M
$1.28M
$128k
$1.58M
$1.49M
$1.41M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$555k
1.8 mi · Feb 2026 · $250/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$31,949
Tax year 2022
Assessed value
$1,664,000
Assessed 2023
Previous assessed
$1,664,000
+0.0% YoY
Effective rate
1.92%
On assessed value
Assessed land
$851,800
Assessed improvement
$812,200
Land market value
$851,800
Improvement market value
$812,200
Total market value
$1,664,000
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
1980
Construction
FRAME
Heating
NONE
Buildings
1
Total area
2,700 SF
Lot
3.52 ac (153,157 SF)
Zoning code
LI
APN
01 00229-0000-00002- 01
UPID
US59-1652253
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
1980
Construction
FRAME
Heating
NONE
Buildings
1
Lot
3.52 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
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Portfolio holdingsLinked properties and estimated value
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Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
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