74 Labaw Dr Cranbury, NJ 08512-2752
Individually Owned
6-yr Hold
Estimated value (blended)
$560k
Range $504k – $616k (±10%)
Implied cap rate
6.70%
In-place · NOI ÷ last sale
Property ID
US59-1281330
Property profile
Verified
Property type
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Year built
2003
Construction
FRAME
Total area
2,240 SF
Lot
0.18 ac (7,806 SF)
Zoning code
RAR
APN
02 00020- 15-00005
UPID
US59-1281330
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
$555k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
$537k
Blend (final)
Blend
$560k
Owner & transaction history
since 2020
Last sale
$450,000
7 recorded transactions
Zoning & alternative use
RAR · Cranbury, NJ
Zoning description
I (R-ML III) Zone. § 150-26 Residential - Affordable Housing (R-AH) Zone. § 150-27 Planned development. § 150-28 Schedules. § 150-29 Industrial - Light Impact Sewered (I-LIS) Zone. § 150-29.1 Residential-age restricted (…
General category
RESIDENTIAL
Top alternative use upside
Office building
$615,000
+11.0%
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.
17% off on annual
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
3 alternative uses screened
Sensitivity value band
Source audit · 10 inputs
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Summary
1
Valuation conclusion
Included free
Estimated market value
$560k
Value range
$504k – $616k
±10% around blend
Estimated value / SF
$250 / SF
Confidence
Property data
75
Market benchmarks
33
Comparable evidence
60
$504k
blend $560k
$616k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
2,240 SF
Lot area
0.18 ac
Year built
2003
APN
02 00020- 15-00005
Assessed value
$367,500
Annual tax
$6,549
3
Income approach: direct capitalization
Partial preview
Income approach indication
$575k
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$625k
@ 6.5% CAP return
$575k
@ 7% CAP return
$535k
4
Sales comparison
Partial preview
Sales approach indication
$537k
Range $435k – $690k
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$560k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 69 sales
$246
+1%
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
Office Building
Gross theoretical uplift
+11%
vs current-use indication
Apartment House (5+ Units) · current use
Commercial (general)
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.
17% off on annual
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
Implied cap rate
6.70%
Implied, in-place cap rate for this residential income homes
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 · 6.70%
9.0%
NOI (est.)
$32k *
Last sale · Feb 2020
$450k
* 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$470k
Move the market yield to see immediate price impact.
Value / SF
$210
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
6.20%6.70%7.20%
$28k
$457k
$423k
$394k
$32k
$508k
$470k
$437k
$35k
$559k
$517k
$481k
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$6,549
Tax year 2022
Assessed value
$367,500
Assessed 2023
Previous assessed
$367,500
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$98,100
Assessed improvement
$269,400
Land market value
$98,100
Improvement market value
$269,400
Total market value
$367,500
Applied tax rate
2.0000
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
Residential income homes
Use group
APARTMENT HOUSE (UNDER 5 UNITS)
Status
Off-Market
Year built
2003
Construction
FRAME
Heating
NONE
Units
1
Total area
2,240 SF
Lot
0.18 ac (7,806 SF)
Zoning code
RAR
APN
02 00020- 15-00005
UPID
US59-1281330
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
RAR · Cranbury, NJZoning RAR · permitted uses
RAR · Cranbury, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
I (R-ML III) Zone. § 150-26 Residential - Affordable Housing (R-AH) Zone. § 150-27 Planned development. § 150-28 Schedules. § 150-29 Industrial - Light Impact Sewered (I-LIS) Zone. § 150-29.1 Residential-age restricted (…
General category
RESIDENTIAL
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
2003
Construction
FRAME
Heating
NONE
Units
1
Lot
0.18 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
RAR
RESIDENTIAL
Jurisdiction
Cranbury, NJ
Recorded code
RAR
Official district
RAR
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for RAR in Cranbury, 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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
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.
One complete report on every paid plan · 5 · 30 · 100 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 74 Labaw Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
Full reports are paid
Unlock the full Property Analytics report
Pick a plan to open full owner contacts, all 4 valuations with methodology, the refine flow, comparable adjustments, the foot-traffic deep dive and PDF / CSV export. Cancel anytime.
