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Property profile & analytics
FOR SALE
Commercial real estate
85 S Main St Barnegat, NJ 08005
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US59-0861028
For Sale
1 / 2
$20,520,000
85 S Main St, Barnegat, NJ 08005
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Total area
11,420 SF
Lot
8.58 ac (373,745 SF)
Zoning code
CPHD
APN
01 00195-0000-00006- 02
UPID
US59-0861028
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
-
Store It All Self Storage - Barnegat Storage Facility
-
Chuck's Custom Painting Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.03M
Comparable Approach
Comparable
$2.44M
Blend (final)
Blend
$2.26M
Owner & transaction history
Nucal Mp S Main Nj LLC
Nucal Mp S Main Nj LLC
since 2026
5 recorded transactions
Zoning & alternative use
CPHD · Barnegat, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$3.2M
+75.8%
Office building
$2.7M
+47.3%
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 Barnegat submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Barnegat 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%
$2,200,000
6.5%
$2,030,000
7%
$1,885,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,845,000
Current use
APARTMENT HOUSE (5+ UNITS)
$3,240,000
Change: +76% · Conversion: Moderate
OFFICE BUILDING
$2,715,000
Change: +47% · Conversion: Easy
INDUSTRIAL (GENERAL)
$1,820,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$2.26M
Range $2.03M – $2.49M · ±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
$198 / 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
$80,285
Tax year 2022
Assessed value
$2,850,000
Assessed 2023
Previous assessed
$2,850,000
+0.0% YoY
Effective rate
2.82%
On assessed value
Assessed land
$1,510,000
Assessed improvement
$1,340,000
Land market value
$1,510,000
Improvement market value
$1,340,000
Total market value
$2,850,000
Applied tax rate
1.0000
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
For Sale
Heating
NONE
Units
1
Total area
11,420 SF
Lot
8.58 ac (373,745 SF)
Zoning code
CPHD
APN
01 00195-0000-00006- 02
UPID
US59-0861028
Jurisdiction
OCEAN
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
CPHD · Barnegat, NJ
Zoning CPHD · permitted uses
CPHD · Barnegat, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Barnegat. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.2M
OFFICE BUILDING
Est. value
$2.7M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
OFFICE BUILDING
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
Heating
NONE
Units
1
Lot
8.58 ac
Current owner
From public records · entity-resolved
Nucal Mp S Main Nj LLC
Entity
Mailing address
6001 MONTROSE RD STE #705, ROCKVILLE, MD 20852-4873
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 17, 2026
$14,000,000
Nucal Mp S Main Nj LLC
Barnegat Mini Storage Limited Liability
Deed
—
Jan 2, 2024
—
Barnegat Mini Storage LLC
—
Deed
related
$5,125,000 · Morgan Stanley Bank NA
Mar 6, 2013
—
Barnegat Mini Storage LLC
Barnegat Mini Storage LLC
Correction Deed
related
$5,100,000 · Citigroup Global Markets Realty Cor
Nov 16, 2005
$5,250,000
Barnegat Mini Storage LLC
Hancock Homes I LLC
Grant Deed
—
Jun 16, 2004
$10
Barnegat Township
Hancock Homes I LLC
Grant 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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