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Property profile & analytics
OFF-MARKET
Commercial real estate
46 Us Hwy 206th N Branchville, NJ 07826
Individually Owned
12-yr Hold
Free & Clear
Property ID
US59-1168775
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Lot
0.23 ac (10,001 SF)
Zoning code
R-3
APN
03 00401-0000-00010
UPID
US59-1168775
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Greg Blackburn · 12 yrs held
Greg Blackburn
since 2014
5 recorded transactions
Zoning & alternative use
R-3 · Branchville, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
2018 ] The Borough of Branchville is hereby divided into the following districts as listed below: Residential 1 District, known as "R-1 Zone" Residential 2 District, known as "R-2 Zone" Residential 3 District, known as "R-3 Zone" Commercial District, known as "C Zone" Professional and Office District, known as "O Zone" Highway Commercial District, known as "…
Zone name
Residential 3
General category
RESIDENTIAL
Zone area
107.69 ac
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 Branchville submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Branchville 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$1,954
Tax year 2022
Assessed value
$82,800
Assessed 2023
Previous assessed
$82,800
+0.0% YoY
Effective rate
2.36%
On assessed value
Assessed land
$70,100
Assessed improvement
$12,700
Land market value
$70,100
Improvement market value
$12,700
Total market value
$82,800
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Heating
NONE
Units
1
Lot
0.23 ac (10,001 SF)
Zoning code
R-3
APN
03 00401-0000-00010
UPID
US59-1168775
Jurisdiction
SUSSEX
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
R-3 · Branchville, NJZoning R-3 · permitted uses
R-3 · Branchville, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
2018 ] The Borough of Branchville is hereby divided into the following districts as listed below: Residential 1 District, known as "R-1 Zone" Residential 2 District, known as "R-2 Zone" Residential 3 District, known as "R-3 Zone" Commercial District, known as "C Zone" Professional and Office District, known as "O Zone" Highway Commercial District, known as "HC Zone" Planned Residential Zone District, known as the "PR Zone District" § 123-4
Zone name
Residential 3
General category
RESIDENTIAL
Zone area
107.69 ac
Building & site characteristics
From public records
Heating
NONE
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Greg Blackburn
Individual
Free & Clear · 12 yrs held
Mailing address
PO BOX 1460, MONTAGUE, NJ 07827-0460
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2014
—
Greg Blackburn
Blackburn,greg
Quit Claim Deed
related
—
May 16, 2005
$1
Therese Johnson
Johnson,howard D
Grant Deed
related
$134,314 · Ameriquest Mortgage Corp
Feb 19, 2002
$25,000
Greg Blackburn
Mowery,valedia
Grant Deed
—
—
—
Therese Johnson
—
Deed Of Trust
related
$162,000 · Countrywide Home Loans INC
—
—
Greg Blackburn
—
Deed Of Trust
related
$25,000 · Daniel & Cary Mattos
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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