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Property profile & analytics
OFF-MARKET
Estimated value
$12,180,000
Commercial real estate
85 Livingston Ave Roseland, NJ 07068-3736
Individually Owned
2-yr Hold
Free & Clear
Property ID
US59-1496357
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1985
Lot
7.56 ac (329,314 SF)
Zoning code
OB-2
APN
18 00030- 1-00014
UPID
US59-1496357
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
Current use
Occupant on record · Public records
-
Iuso Angela A Physician
-
Patrick J. McAuley Law Firm
-
Philip F. McGovern Jr. Law Firm
-
Catenacci Richard D Law Firm
-
Maria Crestone Law Offices Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.18M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$12.18M
Owner & transaction history
Avalon Reseland Livingstone Urban R · 2 yrs held
Avalon Reseland Livingstone Urban R
since 2024
Last sale
$12.2M
2 recorded transactions
Zoning & alternative use
OB-2 · Roseland, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Zoning description
In the OB-1, OB-2, OB-3 and RM zones, rooftop appurtenances, such as HVAC systems or elevator towers, may exceed the allowed height by no more than ten (10) feet if such structures do not cover more than twenty-five (25%) percent of the roof area, are not intended for human habitation and are screened in a manner consistent architecturally with the proposed…
Zone name
Office Business District
General category
COMMERCIAL
Zone area
169.81 ac
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 Roseland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Roseland 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
$12,180,000
ML approach
$12,180,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$12.18M
Range $10.96M – $13.40M · ±10% · vs last sale $12.18M (May 8 2024)
Last sale anchor
$12.18M
May 8 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
—
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
$364,844
Tax year 2022
Assessed value
$15,625,000
Assessed 2023
Previous assessed
$15,625,000
+0.0% YoY
Effective rate
2.34%
On assessed value
Assessed land
$6,229,800
Assessed improvement
$9,395,200
Land market value
$6,229,800
Improvement market value
$9,395,200
Total market value
$15,625,000
Applied tax rate
18.0000
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
1985
Heating
NONE
Units
1
Lot
7.56 ac (329,314 SF)
Zoning code
OB-2
APN
18 00030- 1-00014
UPID
US59-1496357
Jurisdiction
ESSEX
Metro division
NEWARK-UNION, NJ-PA METROPOLITAN DIVISION
Zoning & alternative use
OB-2 · Roseland, NJZoning OB-2 · permitted uses
OB-2 · Roseland, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Zoning description
In the OB-1, OB-2, OB-3 and RM zones, rooftop appurtenances, such as HVAC systems or elevator towers, may exceed the allowed height by no more than ten (10) feet if such structures do not cover more than twenty-five (25%) percent of the roof area, are not intended for human habitation and are screened in a manner consistent architecturally with the proposed building.
Zone name
Office Business District
General category
COMMERCIAL
Zone area
169.81 ac
Building & site characteristics
From public records
Year built
1985
Heating
NONE
Units
1
Lot
7.56 ac
Current owner
From public records · entity-resolved
Avalon Reseland Livingstone Urban R
Individual
Free & Clear · 2 yrs held
Mailing address
85 LIVINGSTON AVE, ROSELAND, NJ 07068-3736
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2024
$12,182,250
Avalon Reseland Livingstone Urban R
85 Livingston Urban Renewal LLC
Deed
—
Aug 18, 2004
$10
85 Livingston Spe LLC
Pw Of Ms Op Sub I LLC
Grant Deed
related
$72,955,000 · Wachovia Bank NA
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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