New search
Property profile & analytics
FOR SALE
Commercial real estate
8 Edgeboro Rd, East Brunswick, NJ 08816
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US59-1774611
For Sale
1 / 2
$2,350,000
8 Edgeboro Rd, East Brunswick, NJ 08816
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1980
Total area
11,520 SF
Lot
3.35 ac (145,926 SF)
Zoning code
HC2
APN
04 00833-0000-00021- 03
UPID
US59-1774611
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
$2.35M
CAP Approach
CAP
$1.54M
Comparable Approach
Comparable
$2.67M
Blend (final)
Blend
$2.35M
Owner & transaction history
Mc East Brunswick LLC · 1 yrs held
Mc East Brunswick LLC
since 2024
Last sale
$2.4M
3 recorded transactions
Zoning & alternative use
HC2 · East Brunswick, 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 East Brunswick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Brunswick 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
$2,350,000
ML approach
$2,350,000
CAP Approach
CAP Return
Estimation
6%
$1,660,000
6.5%
$1,535,000
7%
$1,425,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,200,000
Current use
OFFICE BUILDING
$3,195,000
Change: 0% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$2,840,000
Change: -11% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,565,000
Change: -20% · Conversion: Moderate
Blend value · Realmo final
$2.35M
Range $2.12M – $2.59M · ±10% · vs last sale $2.35M (Aug 26 2024)
Last sale anchor
$2.35M
Aug 26 2024
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
$204 / 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
$116,770
Tax year 2023
Assessed value
$1,000,000
Assessed 2024
Previous assessed
$1,000,000
+0.0% YoY
Effective rate
11.68%
On assessed value
Assessed land
$201,000
Assessed improvement
$799,000
Land market value
$201,000
Improvement market value
$799,000
Total market value
$1,000,000
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
For Sale
Year built
1980
Heating
NONE
Units
1
Total area
11,520 SF
Lot
3.35 ac (145,926 SF)
Zoning code
HC2
APN
04 00833-0000-00021- 03
UPID
US59-1774611
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
HC2 · East Brunswick, NJ
Zoning HC2 · permitted uses
HC2 · East Brunswick, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Brunswick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$3.2M
OFFICE BUILDING
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.6M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
INDUSTRIAL (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
1980
Heating
NONE
Units
1
Lot
3.35 ac
Current owner
From public records · entity-resolved
Mc East Brunswick LLC
Entity
Mailing address
8 EDGEBORO RD, EAST BRUNSWICK, NJ 08816-1635
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2024
$2,350,000
Mc East Brunswick LLC
Realty Income Corporation
Deed
$1,380,000 · Connection Bank
Mar 9, 2007
—
Realty Income Corp
Hilco Bally White Marsh LLC
Grant Deed
related
—
Jan 17, 2007
—
Hilco Bally White Marsh LLC
Bally Total Fitness Of Greater Ny
Quit Claim Deed
related
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
