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Property profile & analytics
OFF-MARKET
Estimated value
$4,535,000
Office buildings
751 Us Hwy 206 Hillsborough, NJ 08844-2635
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US59-1129233
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1919
Total area
16,833 SF
Lot
1.83 ac (79,715 SF)
Zoning code
GB
APN
10 00200- 02-00013
UPID
US59-1129233
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
$4.23M
Comparable Approach
Comparable
$5.11M
Blend (final)
Blend
$4.54M
Owner & transaction history
Gdwd LLC · 6 yrs held
Gdwd LLC
since 2019
6 recorded transactions
Zoning & alternative use
GB · Hillsborough, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.7M
+63.2%
Commercial (general)
$4.6M
+33.0%
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 Hillsborough submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Hillsborough 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%
$4,580,000
6.5%
$4,225,000
7%
$3,925,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$3,470,000
Current use
INDUSTRIAL (GENERAL)
$5,665,000
Change: +63% · Conversion: Difficult
COMMERCIAL (GENERAL)
$4,620,000
Change: +33% · Conversion: Easy
Blend value · Realmo final
$4.54M
Range $4.08M – $4.99M · ±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
$269 / 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 2022Property tax & assessments
Tax year 2022
Tax billed
$82,695
Tax year 2022
Assessed value
$3,703,300
Assessed 2023
Previous assessed
$3,703,300
+0.0% YoY
Effective rate
2.23%
On assessed value
Assessed land
$823,500
Assessed improvement
$2,879,800
Land market value
$823,500
Improvement market value
$2,879,800
Total market value
$3,703,300
Applied tax rate
10.0000
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
1919
Heating
NONE
Units
1
Total area
16,833 SF
Lot
1.83 ac (79,715 SF)
Zoning code
GB
APN
10 00200- 02-00013
UPID
US59-1129233
Jurisdiction
SOMERSET
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
GB · Hillsborough, NJ
Zoning GB · permitted uses
GB · Hillsborough, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Hillsborough. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$5.7M
COMMERCIAL (GENERAL)
Est. value
$4.6M
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
1919
Heating
NONE
Units
1
Lot
1.83 ac
Current owner
From public records · entity-resolved
Gdwd LLC
Entity
Mailing address
21 CAPTAINS CT, MANASQUAN, NJ 08736-3303
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 13, 2019
$5,010,000
Gdwd LLC
751 Highway 206 Associates LLC
Grant Deed
—
Nov 24, 2014
$2,800,000
751 Highway 206 Associates LLC
Cornerstone Professinal Center LLC
Bargain And Sale Deed
$2,600,000 · The Provident Bank
Aug 29, 2008
—
Cornerstone Prof Ctr LLC
Payvandi,faribourz
Grant Deed
—
Jul 5, 2007
$625,000
Faribourz Payvandi
Dorell,joyce D
Grant Deed
—
—
—
Cornerstone Professional Cente
—
Deed Of Trust
related
$300,000 · Grand Bank For Savings Fsb
—
—
Cornerstone Professional Ctr L
—
Deed Of Trust
related
$500,000 · Grand Bank For Savings Fsb
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.
Try Rey
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