Entity Owned 
For Sale
1 / 48
$839,000
80 Mill St, Newton, NJ 07860
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Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1938
Construction
FRAME
Total area
3,420 SF
Lot
0.6 ac (26,136 SF)
Zoning code
T-4
APN
15 00002- 02-00015
UPID
US59-2488308
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Law Firm
-
Medical Clinic
-
Physician
-
Physician
-
Physician
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$330k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$330k
Owner & transaction history
since 2014
6 recorded transactions
Zoning & alternative use
T-4 · Newton, NJ
Zoning description
T-4 - Neighborhood Services. The T-4 Transect Zone covers smaller mixed-use neighborhood centers and supports larger neighborhood centers that provide local services to neighborhoods. T-4 uses are generally mixed-use bui…
General category
MIXED_USE
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.
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Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 26 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Analytics Standard · 5 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$330k
Value range
$297k – $363k
±10% around blend
Estimated value / SF
$96 / SF
Confidence
High
26 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
$297k
blend $330k
$363k
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
3,420 SF
Lot area
0.6 ac
Year built
1938
Stories
1
APN
15 00002- 02-00015
Zoning
T-4
Assessed value
$500,000
Annual tax
$22,560
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$565k
Weighted, 20 comps · high confidence
Evidence
26 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.6 mi away · 3,198 SF
4.2 mi away · 3,656 SF
6.6 mi away · 2,645 SF
8.0 mi away · 3,600 SF
11.5 mi away · 3,144 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$330k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 67 sales
$112
-14%
Submarket 63 sales
$113
-14%
County 272 sales
$140
-31%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $96/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
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: replacement-cost inputs are not on file.
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
Comparable evidence · 26 sales
Market rates by use type
PDF export
Analytics Standard · 5 reports
from $99/month
from $99/month
Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$500k
Move the market yield to see immediate price impact.
Value / SF
$146
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
5.00%7.00%9.00%
$32k
$630k
$450k
$350k
$35k
$700k
$500k
$389k
$39k
$770k
$550k
$428k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
26 found
High confidence · county-verified
Closest comparable
$140k
0.5 mi · Feb 2026 · $49/SF
Property tax & assessments
Tax year 2022Property tax & assessments
Tax year 2022
Tax billed
$22,560
Tax year 2022
Assessed value
$500,000
Assessed 2023
Previous assessed
$500,000
+0.0% YoY
Effective rate
4.51%
On assessed value
Assessed land
$190,000
Assessed improvement
$310,000
Land market value
$190,000
Improvement market value
$310,000
Total market value
$500,000
Applied tax rate
15.0000
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
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Status
For Sale
Year built
1938
Construction
FRAME
Heating
NONE
Stories
1
Total area
3,420 SF
Lot
0.6 ac (26,136 SF)
Zoning code
T-4
APN
15 00002- 02-00015
UPID
US59-2488308
Jurisdiction
SUSSEX
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
T-4 · Newton, NJZoning T-4 · permitted uses
T-4 · Newton, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Zoning description
T-4 - Neighborhood Services. The T-4 Transect Zone covers smaller mixed-use neighborhood centers and supports larger neighborhood centers that provide local services to neighborhoods. T-4 uses are generally mixed-use bui…
General category
MIXED_USE
Building & site characteristics
From public records
Year built
1938
Construction
FRAME
Heating
NONE
Stories
1
Lot
0.6 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
T-4
MIXED_USE
Jurisdiction
Newton, NJ
Recorded code
T-4
Official district
T-4
Official district profile
What the municipal code says about T-4
Zoning description
T-4 - Neighborhood Services. The T-4 Transect Zone covers smaller mixed-use neighborhood centers and supports larger neighborhood centers that provide local services to neighborhoods. T-4 uses are generally mixed-use bui…
General category
MIXED_USE
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for T-4 in Newton, 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.
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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?”
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