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Property profile & analytics
FOR LEASE
Commercial real estate
88 Main St Woodbridge, NJ 07095
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US59-0297545
For Lease
1 / 3
$2,250/Mo
88 Main St, Woodbridge, NJ 07095
View Listing →
Property profile
Verified
Property type
Commercial real estate
Use group
COMMERCIAL (GENERAL)
Year built
1895
Total area
6,096 SF
Lot
0.06 ac (2,816 SF)
Zoning code
B-2
APN
25 00544-0000-00095- 01
UPID
US59-0297545
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
$1.35M
CAP Approach
CAP
$810k
Comparable Approach
Comparable
$877k
Blend (final)
Blend
$1.23M
Owner & transaction history
8892 Main Street LLC · 3 yrs held
8892 Main Street LLC
since 2023
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
B-2 · Woodbridge, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.7M
+22.0%
Apartment house (5+ units)
$1.5M
+9.9%
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 Woodbridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Woodbridge 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
$1,425,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$880,000
6.5%
$810,000
7%
$755,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,365,000
Current use
OFFICE BUILDING
$1,665,000
Change: +22% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$1,500,000
Change: +10% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$1,355,000
Change: -1% · Conversion: Moderate
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±10% · vs last sale $1.24M (Jan 11 2023)
Last sale anchor
$1.24M
Jan 11 2023
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
$201 / 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
$17,887
Tax year 2022
Assessed value
$144,300
Assessed 2023
Previous assessed
$144,300
+0.0% YoY
Effective rate
12.40%
On assessed value
Assessed land
$50,300
Assessed improvement
$94,000
Land market value
$50,300
Improvement market value
$94,000
Total market value
$144,300
Applied tax rate
25.0000
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 Lease
Year built
1895
Heating
NONE
Units
1
Total area
6,096 SF
Lot
0.06 ac (2,816 SF)
Zoning code
B-2
APN
25 00544-0000-00095- 01
UPID
US59-0297545
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
B-2 · Woodbridge, NJZoning B-2 · permitted uses
B-2 · Woodbridge, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$1.5M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
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
1895
Heating
NONE
Units
1
Lot
0.06 ac
Current owner
From public records · entity-resolved
8892 Main Street LLC
Entity
Mailing address
22 MERIDIAN RD UNIT #11, EDISON, NJ 08820-2848
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 11, 2023
$1,240,000
8892 Main Street LLC
Om Sai Property Management LLC
Deed
$850,000 · Unity Bank
Sep 10, 2019
$720,000
Om Sai Property Management LLC
Amdu Investments INC
Deed
$500,000 · Habib American Bank
Jun 11, 2014
$490,000
Amdu Investments LLC
88 Main Street Parnters LLC
Grant Deed
$343,000 · Habib American Bk
Sep 19, 2011
—
88 Main Street Partners LLC
Eam Investments LLC
Grant Deed
—
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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