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Property profile & analytics
OFF-MARKET
Estimated value
$1,875,000
Office buildings
69 Readington Rd Branchburg, NJ 08876-3557
Entity Owned
~
Est. High Equity
Property ID
US59-1437012
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
METAL FRAME
Total area
9,063 SF
Lot
3.56 ac (155,030 SF)
Zoning code
I-1
APN
05 00018-0000-00010
UPID
US59-1437012
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
$2.28M
Comparable Approach
Comparable
$1.77M
Blend (final)
Blend
$1.88M
Owner & transaction history
Maltese Family Associates LP
Maltese Family Associates LP
1 recorded transaction
Zoning & alternative use
I-1 · Branchburg, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
I-1 INDUSTRIAL ZONE. § LDO3-18.1 Purpose. [Ord. No. 2008-1114 § 2; amended 3-27-2023 by Ord. No. 2023-1445 ] The purpose of the I-1 Industrial zone is to provide for a variety of industrial and manufacturing uses on three acre or larger lots and to protect the health, safety and welfare of the community by managing the location of extraordinarily hazardous s…
Zone name
Industrial 3 Acre
General category
INDUSTRIAL
Zone area
711.36 ac
Top alternative use upside
Industrial (general)
$3.1M
+63.2%
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 Branchburg submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Branchburg 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,465,000
6.5%
$2,275,000
7%
$2,115,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,870,000
Current use
INDUSTRIAL (GENERAL)
$3,050,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,640,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.88M
Range $1.69M – $2.06M · ±10%
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
$207 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$22,078
Tax year 2023
Assessed value
$1,180,000
Assessed 2024
Previous assessed
$1,180,000
+0.0% YoY
Effective rate
1.87%
On assessed value
Assessed land
$534,000
Assessed improvement
$646,000
Land market value
$534,000
Improvement market value
$646,000
Total market value
$1,180,000
Applied tax rate
5.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
METAL FRAME
Heating
NONE
Stories
1
Units
1
Total area
9,063 SF
Lot
3.56 ac (155,030 SF)
Zoning code
I-1
APN
05 00018-0000-00010
UPID
US59-1437012
Jurisdiction
SOMERSET
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
I-1 · Branchburg, NJZoning I-1 · permitted uses
I-1 · Branchburg, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
I-1 INDUSTRIAL ZONE. § LDO3-18.1 Purpose. [Ord. No. 2008-1114 § 2; amended 3-27-2023 by Ord. No. 2023-1445 ] The purpose of the I-1 Industrial zone is to provide for a variety of industrial and manufacturing uses on three acre or larger lots and to protect the health, safety and welfare of the community by managing the location of extraordinarily hazardous substance facilities.
Zone name
Industrial 3 Acre
General category
INDUSTRIAL
Zone area
711.36 ac
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.9M
INDUSTRIAL (GENERAL)
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$1.6M
OFFICE BUILDING Current
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
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
1982
Construction
METAL FRAME
Heating
NONE
Stories
1
Units
1
Lot
3.56 ac
Current owner
From public records · entity-resolved
Maltese Family Associates LP
Entity
Mailing address
69 READINGTON RD, BRANCHBURG, NJ 08876-3557
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
—
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
—
—
Maltese Family Associates LP
—
Deed Of Trust
related
$75,000 · Valley Nat'l 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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