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Property profile & analytics
OFF-MARKET
Estimated value
$9,410,000
Industrial properties
85 Twin Rivers Dr East Windsor, NJ 08520-5212
Entity Owned
12-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US59-1560014
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1972
Construction
BRICK
Total area
76,800 SF
Lot
6.64 ac (289,064 SF)
Zoning code
PUD
APN
01 00020- 06-00190
UPID
US59-1560014
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
-
ARROWPAC Shipping Company Freight Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$8.71M
Blend (final)
Blend
$9.41M
Owner & transaction history
85 Twin Rivers LLC · 12 yrs held
85 Twin Rivers LLC
since 2013
3 recorded transactions
Zoning & alternative use
PUD · East Windsor, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Apartment house (5+ units)
$8.7M
+6.6%
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 Windsor submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs East Windsor 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$8,155,000
Current use
APARTMENT HOUSE (5+ UNITS)
$8,695,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$9.41M
Range $8.47M – $10.35M · ±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
$123 / 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
$157,826
Tax year 2022
Assessed value
$4,600,000
Assessed 2023
Previous assessed
$4,600,000
+0.0% YoY
Effective rate
3.43%
On assessed value
Assessed land
$1,326,000
Assessed improvement
$3,274,000
Land market value
$1,326,000
Improvement market value
$3,274,000
Total market value
$4,600,000
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1972
Construction
BRICK
Heating
NONE
Stories
1
Units
1
Total area
76,800 SF
Lot
6.64 ac (289,064 SF)
Zoning code
PUD
APN
01 00020- 06-00190
UPID
US59-1560014
Jurisdiction
MERCER
Zoning & alternative use
PUD · East Windsor, NJ
Zoning PUD · permitted uses
PUD · East Windsor, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
East Windsor. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$8.2M
APARTMENT HOUSE (5+ UNITS)
Est. value
$8.7M
INDUSTRIAL (GENERAL) Current
APARTMENT HOUSE (5+ UNITS)
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
1972
Construction
BRICK
Heating
NONE
Stories
1
Units
1
Lot
6.64 ac
Current owner
From public records · entity-resolved
85 Twin Rivers LLC
Entity
Mailing address
333 MEADOWLANDS PKWY, SECAUCUS, NJ 07094-1804
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
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
Feb 2, 2026
—
85 Twin Rivers LLC
—
Deed
related
$3,068,615 · Freedom Bank
Aug 16, 2018
—
Twin Rivers LLC
—
Deed
related
$3,200,000 · Freedom Bank
Sep 23, 2013
$2,850,000
85 Twin Rivers LLC
Hightstown Assocs LLC
Grant Deed
$2,065,000 · Bank Of America
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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