Individually Owned Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1850
Construction
FRAME
Total area
2,575 SF
Lot
1.83 ac (79,715 SF)
Zoning code
GA
APN
10 00200- 06-00001
UPID
US59-1104045
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$500k
CAP Approach
CAP
$645k
Comparable Approach
Comparable
$781k
Blend (final)
Blend
$645k
Owner & transaction history
3 recorded transactions
Zoning & alternative use
GA · Hillsborough, NJ
Top alternative use upside
Commercial (general)
$705,000
+33.0%
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.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 9 comparables with addresses
2 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$645k
Value range
$581k – $710k
±10% around blend
Estimated value / SF
$250 / SF
Confidence
High
9 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
90
$581k
blend $645k
$710k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,575 SF
Lot area
1.83 ac
Year built
1850
Stories
2
APN
10 00200- 06-00001
Zoning
GA
Assessed value
$1,456,700
Annual tax
$32,528
3
Income approach: direct capitalization
Partial preview
Income approach indication
$645k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$700k
@ 6.5% CAP return
$645k
@ 7% CAP return
$600k
4
Sales comparison
Partial preview
Sales approach indication
$769k
Weighted, 9 comps · high confidence
Evidence
9 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
7.5 mi away · 2,013 SF
10.4 mi away · 2,933 SF
18.2 mi away · 2,496 SF
23.0 mi away · 2,518 SF
23.1 mi away · 2,416 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$645k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 25 sales
$206
+21%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $250/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
+33%
vs current-use indication
Office Building · 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
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
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.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 9 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
8.40%
Implied, in-place cap rate for this office buildings
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 · 8.40%
9.0%
NOI (est.)
$102k *
* 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$1.21M
Move the market yield to see immediate price impact.
Value / SF
$471
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
7.90%8.40%8.90%
$92k
$1.16M
$1.09M
$1.03M
$102k
$1.29M
$1.21M
$1.15M
$112k
$1.42M
$1.34M
$1.26M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
9 found
High confidence · county-verified
Closest comparable
$845k
7.5 mi · Dec 2025 · $420/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$32,528
Tax year 2022
Assessed value
$1,456,700
Assessed 2023
Previous assessed
$1,456,700
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$655,500
Assessed improvement
$801,200
Land market value
$655,500
Improvement market value
$801,200
Total market value
$1,456,700
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1850
Construction
FRAME
Heating
NONE
Stories
2
Units
1
Rooms
11
Total area
2,575 SF
Lot
1.83 ac (79,715 SF)
Zoning code
GA
APN
10 00200- 06-00001
UPID
US59-1104045
Jurisdiction
SOMERSET
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
GA · Hillsborough, NJZoning GA · permitted uses
GA · Hillsborough, 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
1850
Construction
FRAME
Heating
NONE
Stories
2
Units
1
Rooms
11
Lot
1.83 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GA
Jurisdiction
Hillsborough, NJ
Recorded code
GA
Ownership Intelligence
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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
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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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