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Property profile & analytics
OFF-MARKET
Estimated value
$2,555,000
Office buildings
89 Bayard St New Brunswick, NJ 08901-2101
Entity Owned
3-yr Hold
Free & Clear
Property ID
US59-1384039
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Construction
BRICK
Total area
8,431 SF
Lot
0.24 ac (10,335 SF)
Zoning code
C-4
APN
13 00019-0000-00003- 01
UPID
US59-1384039
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
-
Rosta & Kollar Law Firm
-
Kollar Charles J Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.85M
CAP Approach
CAP
$2.12M
Comparable Approach
Comparable
$2.34M
Blend (final)
Blend
$2.56M
Owner & transaction history
89 Bayard Street LLC · 3 yrs held
89 Bayard Street LLC
since 2022
Last sale
$2.6M
2 recorded transactions
Zoning & alternative use
C-4 · New Brunswick, NJ
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 New Brunswick submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs New Brunswick 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
$2,820,000
ML approach
$2,845,000
CAP Approach
CAP Return
Estimation
6%
$2,295,000
6.5%
$2,115,000
7%
$1,965,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,400,000
Current use
APARTMENT HOUSE (5+ UNITS)
$2,150,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$2.56M
Range $2.30M – $2.81M · ±10% · vs last sale $2.60M (Apr 9 2025)
Last sale anchor
$2.60M
Apr 9 2025
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
$303 / 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
$38,410
Tax year 2022
Assessed value
$1,543,200
Assessed 2023
Previous assessed
$1,543,200
+0.0% YoY
Effective rate
2.49%
On assessed value
Assessed land
$1,032,400
Assessed improvement
$510,800
Land market value
$1,032,400
Improvement market value
$510,800
Total market value
$1,543,200
Applied tax rate
13.0000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Construction
BRICK
Heating
NONE
Stories
2
Units
1
Total area
8,431 SF
Lot
0.24 ac (10,335 SF)
Zoning code
C-4
APN
13 00019-0000-00003- 01
UPID
US59-1384039
Jurisdiction
MIDDLESEX
Metro division
EDISON, NJ METROPOLITAN DIVISION
Zoning & alternative use
C-4 · New Brunswick, NJ
Zoning C-4 · permitted uses
C-4 · New Brunswick, NJ
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
New Brunswick. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.4M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.2M
OFFICE BUILDING 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
Construction
BRICK
Heating
NONE
Stories
2
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
89 Bayard Street LLC
Entity
Free & Clear · 3 yrs held
Mailing address
40 WALL ST FL, NEW YORK, NY 10005-1304
Ownership since
2022
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
Oct 6, 2022
$2,600,000
89 Bayard Street LLC
89 Bayard LLC
Deed
—
Nov 30, 2020
$1,440,000
89 Bayard LLC
Charles J Kollar
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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