684 King George Rd Fords, NJ 08863-1925
Entity Owned
5-yr Hold
~
Est. High Equity
Estimated value (blended)
$740k
Range $666k – $814k (±10%)
Implied cap rate
4.20%
In-place · NOI ÷ last sale
Property ID
US59-1481228
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1950
Total area
3,600 SF
Lot
0.4 ac (17,280 SF)
Zoning code
B-1
APN
25 00017- 02-00361
UPID
US59-1481228
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$720k
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$590k
Blend (final)
Blend
$740k
Owner & transaction history
since 2021
Last sale
$687,500
1 recorded transaction
Zoning & alternative use
B-1 · Fords, NJ
Top alternative use upside
Office building
$985,000
+64.4%
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 16 comparables with addresses
2 alternative uses screened
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
$740k
Value range
$666k – $814k
±10% around blend
Estimated value / SF
$206 / SF
Confidence
High
16 county-verified comps
Property data
75
Market benchmarks
67
Comparable evidence
100
$666k
blend $740k
$814k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,600 SF
Lot area
0.4 ac
Year built
1950
APN
25 00017- 02-00361
Assessed value
$162,500
Annual tax
$19,385
3
Income approach: direct capitalization
Partial preview
Income approach indication
$480k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$520k
@ 6.5% CAP return
$480k
@ 7% CAP return
$445k
4
Sales comparison
Partial preview
Sales approach indication
$690k
Weighted, 16 comps · high confidence
Evidence
16 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
2.0 mi away · 3,225 SF
2.1 mi away · 3,248 SF
2.3 mi away · 3,512 SF
5.8 mi away · 2,700 SF
8.3 mi away · 2,991 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$740k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 108 sales
$166
+24%
County 642 sales
$224
-8%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $206/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Office Building
Gross theoretical uplift
+64%
vs current-use indication
Commercial (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.
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Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 16 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
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Overview
Implied cap rate
4.20%
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 · 4.20%
9.0%
NOI (est.)
$48k *
Last sale · Jan 2021
$688k
* 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$1.15M
Move the market yield to see immediate price impact.
Value / SF
$318
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
3.70%4.20%4.70%
$43k
$1.17M
$1.03M
$922k
$48k
$1.30M
$1.15M
$1.02M
$53k
$1.43M
$1.26M
$1.13M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
16 found
High confidence · county-verified
Closest comparable
$650k
1.5 mi · Feb 2026 · $217/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$19,385
Tax year 2022
Assessed value
$162,500
Assessed 2023
Previous assessed
$162,500
+0.0% YoY
Effective rate
11.93%
On assessed value
Assessed land
$43,700
Assessed improvement
$118,800
Land market value
$43,700
Improvement market value
$118,800
Total market value
$162,500
Applied tax rate
25.0000
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
1950
Heating
NONE
Units
1
Total area
3,600 SF
Lot
0.4 ac (17,280 SF)
Zoning code
B-1
APN
25 00017- 02-00361
UPID
US59-1481228
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
B-1 · Fords, NJZoning B-1 · permitted uses
B-1 · Fords, 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
1950
Heating
NONE
Units
1
Lot
0.4 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
B-1
Jurisdiction
Fords, NJ
Recorded code
B-1
Ownership Intelligence
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Owner identityResolved entity and name variants
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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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