550 Clark Dr Mount Olive, NJ 07828
Industrial properties
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Entity Owned
4-yr Hold
~
Est. High Equity
For Lease
1 / 3
Contact for pricing
550 Clark Dr, Mount Olive, NJ 07828
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Estimated value (blended)
$19.79M
Range $17.81M – $21.76M (±10%)
Implied cap rate
6.00%
In-place · NOI ÷ last sale
Property ID
US59-0281095
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1987
Total area
122,640 SF
Lot
10 ac (435,600 SF)
Zoning code
FTZ2
APN
27 00102-0000-00013
UPID
US59-0281095
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
-
Industrial Manufacturer Production Facility
-
Corporate Office
-
Corporate Office
-
Industrial Manufacturer Production Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.18M
Comparable Approach
Comparable
$16.50M
Blend (final)
Blend
$19.79M
Owner & transaction history
since 2022
Last sale
$19.1M
5 recorded transactions
Zoning & alternative use
FTZ2 · Budd Lake, NJ
Top alternative use upside
Commercial (general)
$29.8M
+36.1%
Office building
$25.7M
+17.2%
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.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
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Summary
1
Valuation conclusion
Included free
Estimated market value
$19.79M
Value range
$17.81M – $21.76M
±10% around blend
Estimated value / SF
$161 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$17.81M
blend $19.79M
$21.76M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
122,640 SF
Lot area
10 ac
Year built
1987
APN
27 00102-0000-00013
Assessed value
$8,900,000
Annual tax
$290,941
3
Income approach: direct capitalization
Partial preview
Income approach indication
$21.18M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$22.94M
@ 6.5% CAP return
$21.18M
@ 7% CAP return
$19.67M
4
Sales comparison
Partial preview
Sales approach indication
$16.50M
Range $16.38M – $30.67M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$19.79M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 85 sales
$179
-10%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $161/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+36%
vs current-use indication
Office Building
Industrial (general) · current use
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
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
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Overview
Implied cap rate
6.00%
Implied, in-place cap rate for this industrial properties
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 · 6.00%
9.0%
NOI (est.)
$1.34M *
Last sale · Mar 2022
$19.09M
* 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$22.27M
Move the market yield to see immediate price impact.
Value / SF
$182
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
5.50%6.00%6.50%
$1.20M
$21.86M
$20.04M
$18.50M
$1.34M
$24.29M
$22.27M
$20.55M
$1.47M
$26.72M
$24.49M
$22.61M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$290,941
Tax year 2022
Assessed value
$8,900,000
Assessed 2023
Previous assessed
$8,900,000
+0.0% YoY
Effective rate
3.27%
On assessed value
Assessed land
$2,500,000
Assessed improvement
$6,400,000
Land market value
$2,500,000
Improvement market value
$6,400,000
Total market value
$8,900,000
Applied tax rate
27.0000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
For Lease
Year built
1987
Heating
NONE
Total area
122,640 SF
Lot
10 ac (435,600 SF)
Zoning code
FTZ2
APN
27 00102-0000-00013
UPID
US59-0281095
Jurisdiction
MORRIS
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
FTZ2 · Budd Lake, NJZoning FTZ2 · permitted uses
FTZ2 · Budd Lake, 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
1987
Heating
NONE
Lot
10 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
FTZ2
Jurisdiction
Budd Lake, NJ
Recorded code
FTZ2
Ownership Intelligence
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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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