621 Lincoln Blvd 623-625 Middlesex, NJ 08846-2444
Entity Owned
Absentee Owner
~
Est. High Equity
Estimated value (blended)
$320k
Range $288k – $352k (±10%)
Property ID
US59-1923798
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1960
Construction
BRICK
Total area
3,828 SF
Lot
0.24 ac (10,625 SF)
Zoning code
GB
APN
10 00314-0000-00014- 01
UPID
US59-1923798
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
-
Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$320k
CAP Approach
CAP
$510k
Comparable Approach
Comparable
$420k
Blend (final)
Blend
$320k
Owner & transaction history
2 recorded transactions
Zoning & alternative use
GB · Middlesex, NJ
Zoning description
al - Transition District. § 420-50 AR-1 Attached Residential District. § 420-51 AR-2 Attached Residential District. § 420-52 AR-3 Attached Residential District. § 420-53 SCR Senior Citizen Residential District. § 420-54…
General category
COMMERCIAL
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 10 comparables with addresses
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$320k
Value range
$288k – $352k
±10% around blend
Estimated value / SF
$84 / SF
Confidence
High
10 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
$288k
blend $320k
$352k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,828 SF
Lot area
0.24 ac
Year built
1960
Stories
2
APN
10 00314-0000-00014- 01
Assessed value
$491,400
Annual tax
$10,826
3
Income approach: direct capitalization
Partial preview
Income approach indication
$510k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$550k
@ 6.5% CAP return
$510k
@ 7% CAP return
$475k
4
Sales comparison
Partial preview
Sales approach indication
$837k
Weighted, 10 comps · high confidence
Evidence
10 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
5.7 mi away · 3,290 SF
5.8 mi away · 2,991 SF
5.8 mi away · 4,340 SF
6.5 mi away · 2,844 SF
7.1 mi away · 3,276 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$320k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 30 sales
$245
-66%
Submarket 30 sales
$245
-66%
County 642 sales
$224
-63%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $84/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 · 10 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$491k
Move the market yield to see immediate price impact.
Value / SF
$128
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
5.00%7.00%9.00%
$31k
$619k
$442k
$344k
$34k
$688k
$491k
$382k
$38k
$757k
$541k
$420k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
10 found
High confidence · county-verified
Closest comparable
$1.20M
3.9 mi · Feb 2026 · $255/SF
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$10,826
Tax year 2023
Assessed value
$491,400
Assessed 2024
Previous assessed
$491,400
+0.0% YoY
Effective rate
2.20%
On assessed value
Assessed land
$200,000
Assessed improvement
$291,400
Land market value
$200,000
Improvement market value
$291,400
Total market value
$491,400
Applied tax rate
10.0000
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
1960
Construction
BRICK
Heating
NONE
Stories
2
Units
3
Total area
3,828 SF
Lot
0.24 ac (10,625 SF)
Zoning code
GB
APN
10 00314-0000-00014- 01
UPID
US59-1923798
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
GB · Middlesex, NJZoning GB · permitted uses
GB · Middlesex, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
al - Transition District. § 420-50 AR-1 Attached Residential District. § 420-51 AR-2 Attached Residential District. § 420-52 AR-3 Attached Residential District. § 420-53 SCR Senior Citizen Residential District. § 420-54…
General category
COMMERCIAL
Building & site characteristics
From public records
Year built
1960
Construction
BRICK
Heating
NONE
Stories
2
Units
3
Lot
0.24 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
Matched to the official district catalog
GB
COMMERCIAL
Jurisdiction
Middlesex, NJ
Recorded code
GB
Official district
GB
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GB in Middlesex, NJ.
What opens after registration
Zoning profile
Official descriptionThe district text from the municipal code
District factsZone name, category and district area
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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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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