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Property profile & analytics
OFF-MARKET
Estimated value
$650,000
Commercial real estate
8 Cherry Tree Farm Rd Middletown, NJ 07748-2238
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US59-3015545
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
2010
Construction
FRAME
Total area
3,443 SF
Lot
0.5 ac (21,780 SF)
Zoning code
6686
APN
32 00630-0000-00033
UPID
US59-3015545
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
$715k
Comparable Approach
Comparable
$418k
Blend (final)
Blend
$650k
Owner & transaction history
Hcl Properties LLC · 8 yrs held
Hcl Properties LLC
since 2017
7 recorded transactions
Zoning & alternative use
6686 · Middletown, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Middletown submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Middletown 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%
$775,000
6.5%
$715,000
7%
$665,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$980,000
Current use
OFFICE BUILDING
$850,000
Change: -14% · Conversion: Easy
Blend value · Realmo final
$650k
Range $585k – $715k · ±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
$189 / 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
$15,252
Tax year 2022
Assessed value
$910,200
Assessed 2023
Previous assessed
$910,200
+0.0% YoY
Effective rate
1.68%
On assessed value
Assessed land
$341,600
Assessed improvement
$568,600
Land market value
$341,600
Improvement market value
$568,600
Total market value
$910,200
Applied tax rate
32.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
Off-Market
Year built
2010
Construction
FRAME
Heating
NONE
Buildings
1
Stories
1
Units
1
Total area
3,443 SF
Lot
0.5 ac (21,780 SF)
Zoning code
6686
APN
32 00630-0000-00033
UPID
US59-3015545
Jurisdiction
MONMOUTH
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
6686 · Middletown, NJ
Zoning 6686 · permitted uses
6686 · Middletown, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Middletown. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$980,000
OFFICE BUILDING
Est. value
$850,000
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
2010
Construction
FRAME
Heating
NONE
Stories
1
Buildings
1
Units
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Hcl Properties LLC
Entity
Mailing address
8 CHERRY TREE FARM RD, MIDDLETOWN, NJ 07748-2238
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 29, 2017
$750,000
Hcl Properties LLC
Mbm Real Estate Holdings LLC
Grant Deed
$600,000 · Td Bk NA
Dec 23, 2009
—
Mbm Real Estate Holdings LLC
Mccabe,mary B
Grant Deed
related
$600,000 · Two River Community Bank
May 4, 2009
—
Township Of Middletown
Mccabe,mary B
Grant Deed
related
—
Apr 21, 2009
—
Monmouth County
Mccabe,mary B
Grant Deed
related
—
Apr 16, 2005
$410,000
Mary B Mccabe
Oleson,arletta
Grant Deed
$316,000 · Flagstar Bank Fsb
—
—
Mbm Real Estate Holdings LLC
—
Deed Of Trust
related
$300,000 · Two River Cmnty Bk
—
—
Mbm Real Estate Holdings LLC
—
Deed Of Trust
related
$61,000 · Two River Community Bank
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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