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Property profile & analytics
FOR LEASE
Industrial properties
550 Clark Dr, Mount Olive, NJ 07828
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US59-0281095
For Lease
1 / 3
$19,785,000
550 Clark Dr, Mount Olive, NJ 07828
View Listing →
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Onto Innovation Industrial Manufacturer Production Facility
-
Keysight Technologies, Inc. Corporate Office
-
Security Vault Works - Budd Lake Corporate Office
-
Prose Technologies LLC 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
Pool 2 Industrial Nj LLC · 4 yrs held
Pool 2 Industrial Nj LLC
since 2022
Last sale
$19.1M
5 recorded transactions
Zoning & alternative use
FTZ2 · Budd Lake, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$29.8M
+36.1%
Office building
$25.7M
+17.2%
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 Mount Olive submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Mount Olive 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
$23,080,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$22,940,000
6.5%
$21,180,000
7%
$19,665,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$21,925,000
Current use
COMMERCIAL (GENERAL)
$29,835,000
Change: +36% · Conversion: Difficult
OFFICE BUILDING
$25,685,000
Change: +17% · Conversion: Difficult
Blend value · Realmo final
$19.79M
Range $17.81M – $21.76M · ±10% · vs last sale $19.09M (Mar 28 2022)
Last sale anchor
$19.09M
Mar 28 2022
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
$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
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
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, NJ
Zoning FTZ2 · permitted uses
FTZ2 · Budd Lake, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Budd Lake. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$21.9M
COMMERCIAL (GENERAL)
Est. value
$29.8M
OFFICE BUILDING
Est. value
$25.7M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1987
Heating
NONE
Lot
10 ac
Current owner
From public records · entity-resolved
Pool 2 Industrial Nj LLC
Entity
Mailing address
100 W MATSONFORD RD, RADNOR, PA 19087-4558
Ownership since
2022
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
Mar 28, 2022
$19,086,707
Pool 2 Industrial Nj LLC
Exeter 550 Clark 2018 LLC
Deed
$483,350,000 · Bank Of America NA
Dec 26, 2018
—
Exeter 550 Clark 2018 LLC
—
Grant Deed
related
$240,700,000 · Wells Fargo Bk
Nov 9, 2018
$11,750,000
Exeter 550 Clark 2018 LLC
Big Box Property Owner F-2 LLC
Grant Deed
—
May 31, 2013
$7,857,000
Exeter 550 Clark LLC
Mount Olive Indl Realty Co Ll
Grant Deed
$61,859,000 · Webster Bank
—
—
Big Box Property Owner F-2 LLC
—
Deed Of Trust
related
$230,000,000 · Wells Fargo Bk
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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