AI starting opinion
AI gives the value. This worksheet lets you prove it or adjust it. Use the research, choose comps and refine assumptions to support your conversations with a banker, lender, partner or buyer.
Estimated market value as of 2026-09-17. The property is currently offered at $2,850,000, but an asking price is not a verified sale. Reconciliation of the sales, income and cost approaches indicates approximately $2.65 million, subject to verification of leases, operating expenses, zoning potential and building condition.
Starting assumptions and sources
- Research date and valuation date are 2026-09-17.
- Fee-simple interest, subject to existing leases, is valued.
- Reported 100% occupancy and approximately $182,000 annual base rent are accurate.
- No undisclosed environmental, structural, title, flood, lease-default or zoning issues materially affect value.
- Value excludes business value, furniture, fixtures and equipment.
Research basis
Submitted address matches the parent commercial tax parcel: Long Branch Block 127, Lot 9 (APN 27-00127-0000-00009). Individual storefront/unit designations are tenant addresses and are not evidenced as separately deeded.
2026 assessment records report no exemption.
Sales starting assumptions and sources
- Usable building area is approximately 4,844 SF; online sources report differing areas.
- Current asking price reflects informed but untested seller expectations.
- The coastal location and C-3 redevelopment potential justify pricing above ordinary Long Branch retail comparables.
- No major deferred maintenance exists beyond normal reserves.
Use the details below to prove or adjust this opinion. In Value summary, choose the AI opinion, your worksheet calculation or your own value.
Reconciled starting assumptions: The saved selected-comp calculation starts at $1,608,608. An overall adjustment of 67.847017% was calculated to reproduce the new $2,700,000 AI Sales opinion. This is an editable reconciliation assumption, not a change to comp prices or independent evidence of value. These assumptions reproduce the AI opinion; they are not independent confirmation of it.
How Sales works: Sales starts with the AI opinion above. Compare the property with similar properties using prices per square foot or per unit, then choose Worksheet calculation in Value summary to use your selected comps. Asking prices are seller expectations, not completed transactions; the price basis is shown below.
Improve your estimate: Click any property address to see what Google finds, then fill in or correct the comp’s price, building size and other details here. Our research focuses on your subject property, so we don’t fully investigate every comparable. Verifying and completing the comps you choose is one of the best ways to make your estimate more accurate.
All comps are selected to start, with equal weights. Change any selection or weight. Grades are guidance and do not change weights. All candidates stay in this table. Use selects a comp for calculations and print; unchecking it keeps the row here. A/B/C filters only change visibility. $/SF and $/unit work independently.
| Use | Address | Status | Price | Building SF | Units | $/SF | $/unit | Sold date | Miles | Grade | Weight |
|---|---|---|---|---|---|---|---|---|---|---|---|
231 Third Avenue, Long Branch, NJ 07740DetailsReported as the retail component of a combined Long Branch transaction. The retail allocation was $1.35 million. Sources conflict on the closing timing, so the sale date is left null. Same-city, multi-tenant street retail; building size was not published. | soldClosed sale price | — | $675,000 | — | 0.8 | ||||||
473 Broadway, Long Branch, NJ 07740DetailsPublished closed sale of a 6,000-SF mixed-use property for $999,999, or approximately $166/SF. Same-city commercial corridor and subject-sized building, though mixed-use rather than a pure retail strip. | soldClosed sale price | $166.67 | — | 2024-11-12 | 1.3 | ||||||
1105-1109 Memorial Drive, Asbury Park, NJ 07712DetailsPublished sale at $1.89 million and $158/SF; fully leased to Monmouth County Habitat for Humanity under a triple-net lease. Nearby coastal submarket and retail use, but slightly above the preferred size range and currently single-tenant. | soldClosed sale price | $158.48 | $1,890,000 | 2026-07-27 | 4.4 | ||||||
30 West Front Street, Red Bank, NJ 07701DetailsPublished retail sale for $2.15 million, reflecting approximately $290/SF. Monmouth County street retail within the preferred size range, although Red Bank is a stronger downtown environment. | soldClosed sale price | $289.95 | — | 2022-07-22 | 6.3 | ||||||
68 Broad Street, Red Bank, NJ 07701DetailsMLS-recorded closed commercial sale; described as an approximately 1,800-SF one-story brick retail building. Comparable street-retail format in Monmouth County, but materially smaller than the subject. | soldClosed sale price | $277.78 | $500,000 | 2020-02-28 | 6.2 | ||||||
36 State Route 35, Neptune, NJDetailsMarcus & Millichap-reported $4.2 million sale of an 18,150-SF retail property; exact closing date was not provided in the article. Nearby Monmouth County multi-tenant retail, but substantially larger and highway-oriented. | soldClosed sale price | $231.40 | $2,100,000 | — | 5.6 | ||||||
37 NJ-35, Eatontown, NJ 07724DetailsPublished sale of the fully leased Tower Market Shopping Center for $4.4 million, approximately $191/SF. Immediate neighboring submarket and multi-tenant retail, but much larger and highway-oriented. | soldClosed sale price | $191.30 | — | 2019-01-21 | 4.0 | ||||||
39 Mill Road, Matawan, NJDetailsPublished closed sale for $1.98 million, approximately $155/SF. Monmouth County retail evidence only modestly above the preferred size range, but farther inland than the subject. | soldClosed sale price | $154.69 | — | 2022-07-29 | 15.2 | ||||||
403 Higgins Avenue, Brielle, NJDetailsReported March 2025 sale of a 7,510-SF restaurant on 1.31 acres for $6 million; transaction included redevelopment potential and a transferable liquor license. Coastal Monmouth County commercial property within the preferred size range, but restaurant-specific with substantial parking and liquor-license value. | soldClosed sale price | $798.93 | $6,000,000 | 2025-03 | 12.9 | ||||||
2-10 Broad Street, Red Bank, NJ 07701DetailsDeed-reported sale for $12.75 million. A separate commercial property record identifies approximately 14,596 SF and two buildings. Monmouth County downtown retail evidence, but larger and mixed retail/office rather than a neighborhood strip. | soldClosed sale price | $873.53 | — | 2023-04-27 | 6.3 | ||||||
8 East Front Street, Red Bank, NJ 07701DetailsPublished $6.3 million sale. Total area is 23,000 SF, including approximately 7,500 SF of ground-floor retail, ten apartments and a separate parking lot. Useful Monmouth County street-retail evidence, but the total property is substantially larger and includes residential income. | soldClosed sale price | $273.91 | $630,000 | — | 6.3 | ||||||
71 Brighton Avenue, Long Branch, NJ 07740DetailsPublic parcel record reports a 2,627-SF commercial building and a $630,000 sale. Older transaction retained because it is adjacent corridor evidence. Immediate Brighton Avenue corridor and within the preferred size range, though configured as a bar rather than four storefronts. | soldClosed sale price | $239.82 | — | 2007-01-17 | 0.0 | ||||||
85 Brighton Avenue, Long Branch, NJ 07740DetailsPublic parcel record identifies a 5,170-SF, five-unit commercial building and reports a $209,351 transfer. Retained as older local evidence; arm's-length status was not established. Immediate Brighton Avenue corridor, nearly identical building size and multi-unit commercial configuration. | soldClosed sale price | $40.49 | $41,870 | 2004-03-10 | 0.0 | ||||||
310 Route 36, West Long Branch, NJ 07764DetailsPublished sale for $63 million, approximately $215/SF. Retained only as broader West Long Branch retail-market evidence. Immediate neighboring town and retail use, but institutional-scale property bears little physical similarity to the subject. | soldClosed sale price | $214.95 | — | 2022-12-01 | 2.6 | ||||||
71-91 South Main Street, Marlboro, NJDetailsPublished $15.9 million sale of a 70,274-SF retail center, approximately $226/SF. Same county and multi-tenant retail, but far larger and located in an inland highway submarket. | soldClosed sale price | $226.26 | — | 2024-02-13 | 14.1 | ||||||
1500 NJ-35, Middletown, NJ 07748DetailsPublished $32 million sale of a 191,230-SF retail center at Route 35 and Kings Highway. Monmouth County retail transaction, but institutional-scale and materially dissimilar in size and format. | soldClosed sale price | $167.34 | — | — | 11.0 | ||||||
175 Route 35, Eatontown, NJDetailsPublished $5.96 million sale of a 60,000-SF retail property, approximately $99/SF. Immediate neighboring submarket, but a 60,000-SF big-box building is physically unlike the subject. | soldClosed sale price | $99.33 | $5,960,000 | 2021-08-15 | 3.5 | ||||||
135-137 and 138 Monmouth Street, Red Bank, NJDetailsPublished $2.8 million transaction involving retail property and a parking lot. The referenced 45 units belong to an adjacent apartment project and are not treated as units of this sale. Monmouth County street-retail transaction, but building size and rentable-space count were not published. | soldClosed sale price | — | — | 2026-01-06 | 6.4 | ||||||
353 Broadway, Long Branch, NJ 07740DetailsActive LoopNet offering at a $1.25 million asking price; listing reports 3,294 SF and 2026 construction. Same-city commercial corridor and subject-sized retail building. | activeAsking price | $379.48 | — | — | 1.4 | ||||||
54 Atlantic Avenue, Long Branch, NJ 07740DetailsActive LoopNet offering at a $1.5 million asking price and 4.00% stated cap rate; asking price is not a closed sale. Same city, similar building size and coastal neighborhood retail location. | activeAsking price | $339.67 | — | — | 2.5 | ||||||
15 Morris Avenue, Long Branch, NJ 07740DetailsCrexi identifies this as a 1,743-SF business-for-sale offering. Real-estate inclusion should be verified before using it as a property comp. Same-city retail lead, but below the preferred size range and the listing may principally represent a business rather than fee-simple real estate. | activeAsking price | $430.29 | — | — | 1.1 | ||||||
24 Fairview Avenue, Little Silver, NJ 07739DetailsActive Crexi retail offering at a $1.85 million asking price for 5,400 SF. Nearby Monmouth County neighborhood retail and almost identical in building size. | activeAsking price | $342.59 | — | — | 3.7 | ||||||
1900 Highway 35 and 2409 Old Mill Road, Spring Lake Heights, NJ 07762DetailsActive Crexi offering at a $1.3 million asking price for 2,637 SF. Coastal Monmouth County retail within the preferred size range, but highway-oriented and smaller than the subject. | activeAsking price | $492.98 | — | — | 9.3 | ||||||
34 Leonardville Road, Middletown Township, NJ 07748DetailsActive Crexi offering at $1.575 million, with 4,780 SF and a stated 7.31% cap rate. Monmouth County retail with very similar size, but farther from the coastal Long Branch submarket. | activeAsking price | $329.50 | — | — | 10.7 | ||||||
1101 Asbury Avenue, Asbury Park, NJ 07712DetailsActive Crexi office/retail offering at a $795,000 asking price for 4,162 SF. Nearby coastal city, similar building size and neighborhood commercial use, though partly office. | activeAsking price | $191.01 | — | — | 4.6 | ||||||
810 Main Street, Belmar, NJ 07719DetailsActive Crexi offering marketed as a vacant Belmar retail corner at a $3.458 million asking price. Comparable coastal downtown retail setting, but building size was not published in the search record. | activeAsking price | — | — | — | 7.5 | ||||||
1280 Yardville Allentown Road, Allentown, NJ 08501DetailsActive Crexi offering at $2.023 million for 10,130 SF, with a stated 6.63% cap rate. Same county multi-tenant retail and within the preferred size range, but substantially farther inland. | activeAsking price | $199.70 | — | — | 33.3 | ||||||
412 Higgins Avenue, Brielle, NJ 08730DetailsActive unpriced Crexi retail offering reporting 3,300 SF. Coastal Monmouth County retail and within the preferred size range, but use configuration and asking price were not published. | activeAsking price | — | — | — | 12.8 | ||||||
119 East Newman Springs Road, Shrewsbury, NJ 07702DetailsActive Crexi retail offering at a $2.5 million asking price for 6,200 SF. Nearby Monmouth County neighborhood retail and close to the subject in building size. | activeAsking price | $403.23 | — | — | 5.7 | ||||||
736 NJ-35, Ocean Township, NJ 07712DetailsActive unpriced Crexi offering marketed as Eurotiles Plaza in Ocean Township; building area was not provided in the search record. Immediate neighboring town and plaza-retail use; size and asking price remain unavailable. | activeAsking price | — | — | — | 4.7 | ||||||
32 Broad Street, Keyport, NJ 07735DetailsActive unpriced Crexi offering reporting 6,000 SF and mixed retail/multifamily use. Subject-sized Monmouth County commercial building, but farther away and mixed-use. | activeAsking price | — | — | — | 15.6 | ||||||
560 State Route 36, Belford, NJ 07718DetailsActive Crexi offering at a $1.495 million asking price for 1,938 SF. Monmouth County retail evidence, but below the preferred size range and highway-oriented. | activeAsking price | $771.41 | — | — | 10.8 | ||||||
9 North Street, Highlands, NJ 07732DetailsActive Crexi offering described as five self-storage/commercial units and one apartment; building SF was not published. Multi-unit Monmouth County income property, but storage and residential uses differ materially from storefront retail. | activeAsking price | — | $108,167 | — | 8.0 | ||||||
205 Bay Avenue, Highlands, NJ 07732DetailsActive Crexi mixed-use offering at an $850,000 asking price; marketed near NYC ferry service. Coastal Monmouth County street-commercial lead, but building size and retail-space configuration are unavailable. | activeAsking price | — | — | — | 8.1 | ||||||
22 South Main Street, Allentown, NJ 08501DetailsActive Crexi retail offering at a $950,000 asking price for 2,948 SF. Within the preferred size range, but in a distant inland portion of Monmouth County. | activeAsking price | $322.25 | — | — | 32.5 | ||||||
710 Mattison Avenue, Asbury Park, NJ 07712DetailsActive Crexi retail offering at a $5 million asking price for 39,600 SF. Nearby coastal downtown retail location, but almost eight times the subject's gross area. | activeAsking price | $126.26 | — | — | 4.9 | ||||||
420 Higgins Avenue, Brielle, NJ 08730DetailsActive unpriced Crexi mixed-use offering involving a restaurant, liquor license and apartments; building SF and unit count were not published. Coastal Monmouth County commercial property, but specialized restaurant and residential components reduce similarity. | activeAsking price | — | — | — | 12.8 | ||||||
43 West Front Street, Red Bank, NJ 07701DetailsActive Crexi portfolio offering at $10.688 million for 37,316 SF, with a stated 5.31% cap rate. Monmouth County retail/office evidence, but a large portfolio rather than a small neighborhood strip center. | activeAsking price | $286.42 | — | — | 6.3 | ||||||
369 Carr Avenue, Keansburg, NJ 07734DetailsActive Crexi offering at a $619,000 asking price; marketed as a commercial property with one apartment. Monmouth County street-commercial lead, but mixed residential use and missing building area limit comparability. | activeAsking price | — | — | — | 13.3 | ||||||
2106 Route 35, Sea Girt, NJ 08750DetailsActive unpriced Crexi retail offering reporting 25,000 SF. Coastal Monmouth County retail, but approximately five times the subject's gross building area and highway-oriented. | activeAsking price | — | — | — | 10.4 |
Research basis
Focused research began on Brighton Avenue and elsewhere in Long Branch, then expanded to immediately neighboring coastal municipalities and the broader Monmouth County market. The same-city closed-sale market was thin, so the set preserves 18 reported sales and 22 active offerings; no defensible pending listing was located. Asking prices are explicitly separated from closed-sale prices. Grade C records are retained as broader market context because they are materially larger, specialized, or mixed-use. Straight-line distances are null because the reviewed sources did not provide defensible measured distances.
Reported as the retail component of a combined Long Branch transaction. The retail allocation was $1.35 million. Sources conflict on the closing timing, so the sale date is left null.
Published closed sale of a 6,000-SF mixed-use property for $999,999, or approximately $166/SF.
Published sale at $1.89 million and $158/SF; fully leased to Monmouth County Habitat for Humanity under a triple-net lease.
Published retail sale for $2.15 million, reflecting approximately $290/SF.
MLS-recorded closed commercial sale; described as an approximately 1,800-SF one-story brick retail building.
Marcus & Millichap-reported $4.2 million sale of an 18,150-SF retail property; exact closing date was not provided in the article.
Closed sales
Selected closed sales only. Each calculation uses the available SF or unit count independently.
Asking market check
Active and pending asking prices are shown separately here so you can compare them with closed sales. The comp calculations use all selected priced comps; the AI estimate remains separate.
Income starting assumptions and sources
- Stabilized NOI is $175,000–$182,000 after nonrecoverable expenses and reserves.
- Tenants reimburse most taxes, insurance and common-area expenses; actual lease structures were not independently verified.
- Market capitalization rate is approximately 6.4%–6.8%.
- Tenant credit and personal guarantees are adequate, with no current delinquencies.
- Near-term lease rollover creates both renewal risk and mark-to-market upside.
Use the details below to prove or adjust this opinion. In Value summary, choose the AI opinion, your worksheet calculation or your own value.
Reconciled starting assumptions: The AI answer reports $182,000 annual base rent. Dividing it by the saved 4,312 rentable SF gives the calculation rate; 95% occupancy is the existing worksheet default. A 6.4% cap rate is within the AI range. The resulting $3,300 landlord expense allowance assumes largely reimbursed expenses and needs lease verification. The AI answer describes 4,844 SF, while the saved subject research has 5,172 gross / 4,312 rentable SF; those original areas are preserved. Annual operating expenses of $3,300 were calculated to reconcile the inputs to $2,650,000. These are editable starting assumptions, not verified operating accounts. These assumptions reproduce the AI opinion; they are not independent confirmation of it.
How Income works: Estimate the annual income left after vacancy and operating expenses, before loan payments and income taxes. This net operating income (NOI), divided by a market capitalization rate (cap rate), gives an income-based value indication.
Commercial lane: rent is handled by rentable square feet per year.
Research basis
Estimated from seven current Long Branch asking-rent observations ranging from $20.00 to $35.00/SF/year. The $28.00 conclusion emphasizes older multi-tenant storefront and neighborhood-strip comparables while recognizing the subject's West End location one block from the ocean; subject in-place rent was not used as an independent market comparable.
Rounded local worksheet estimate supported by Northern New Jersey retail vacancy of 3.8% in Q4 2025, a prior 3.3% regional reading, and the subject offering's statement that Monmouth County retail vacancy is near historic lows. No current Long Branch-only retail vacancy statistic was located.
Known annual real-estate taxes for 2025. This is a tax-only operating-expense floor because the public offering does not disclose insurance, repairs, management, utilities, reimbursements, or a complete historical expense statement; adding unsupported expense assumptions would not be defensible.
Practical multi-tenant retail capitalization-rate estimate synthesized from a published 6.7% average cap rate for Northern New Jersey multi-tenant retail trades during July 2023-June 2024 and a 7.3% Q4 2025 Northern New Jersey retail market cap rate. The subject's approximately 6.39% asking-price/base-rent ratio was rejected as a cap-rate observation because it is a gross yield without disclosed NOI.
The subject offering reports approximately $182,000 of annual base rent and four active tenants. Subject actual rent equals $182,000 divided by the requested 4,312 rentable SF and is reported only as context. The offering memorandum instead states approximately 4,844 building SF; the user-supplied 4,312 rentable SF controls the worksheet quantity.
Subject rentable area supplied for worksheet · 75 Brighton Avenue, Long Branch, NJ 07740 · 4,312 rentable SF · User-specified working rentable area; differs from the approximately 4,844 building SF in the JLL offering memorandum.
Subject annual base rent context · 75 Brighton Avenue, Long Branch, NJ 07740 · 182,000 USD/year · JLL offering memorandum reports approximately $182,000 annual base rent, 100% occupancy, four storefronts, and lease expirations from 2027 through 2029. Not used as independent market rent.
Subject actual base rent per requested rentable area · 75 Brighton Avenue, Long Branch, NJ 07740 · 42.21 USD/SF/year · Calculated from the reported $182,000 annual base rent divided by the requested 4,312 rentable SF; subject context only.
Cost starting assumptions and sources
- Land value is approximately $160–$185 per land SF.
- Replacement cost is approximately $300–$350 per building SF including indirect and site costs.
- Physical and functional depreciation totals roughly 45%–55% of improvements.
- No extraordinary foundation, environmental or flood-mitigation costs are required.
Use the details below to prove or adjust this opinion. In Value summary, choose the AI opinion, your worksheet calculation or your own value.
Reconciled starting assumptions: Assumed $325/SF and $1.35M land use the AI ranges. The saved 5,172 gross SF is retained despite the different area in the new answer. Total depreciation of 49.431852% was calculated to reproduce $2,200,000 including land. These are editable starting assumptions, not independent confirmation of the AI value. These assumptions reproduce the AI opinion; they are not independent confirmation of it.
How Cost works: Estimate what it would cost to replace the building today, subtract depreciation for age, condition and obsolescence, then add the land value.
Research basis
Estimated current hard replacement cost per gross SF for a small one-story masonry neighborhood strip center in Long Branch. The conclusion gives greatest weight to the 2026 New Jersey vanilla-box retail range of $200-$400/SF and the $300/SF midpoint, with support from a separate NJ shopping-center range of $100-$250/SF and regional retail fit-out benchmarks. The selected $300/SF reflects the subject's small 5,172-SF scale, four separate storefronts, complete shell and ordinary retail interiors, masonry construction, MEP distribution, storefront work and Jersey Shore labor conditions. It excludes land, soft costs, furniture and specialized tenant equipment.
Overall depreciation/obsolescence is estimated at 58%. The masonry building is approximately 85 years old as of 2026, indicating substantial physical depreciation and an older retail layout, storefront systems, utilities and energy performance. The estimate is moderated by continued occupancy by four active tenants, a reported 2023 roof replacement, simple one-story construction, rear parking and a strong West End location one block from the ocean. It incorporates modest functional obsolescence but little external obsolescence. Interior renovation history and detailed structural/MEP condition were not available, creating material uncertainty.
Estimated market land indication for the 7,719-SF site, equivalent to about $97/SF. Primary weight is placed on the current $599,000 offering for the nearly identical 0.18-acre vacant lot at 95 West End Avenue in the same West End neighborhood. Upward support comes from higher-priced Long Branch redevelopment offerings, including a fully approved Broadway site at about $115/SF of land and an Elberon repositioning site offered substantially higher. The conclusion recognizes the subject's C-3 commercial zoning and Brighton Avenue position but discounts the higher observations for approvals, improvements and location differences. Current offerings rather than verified arm's-length vacant-land sales dominate the available evidence. Assessed allocations are included only as context and were not treated as market transactions.
2026 New Jersey retail/shopping-center hard construction benchmark · 160 USD per SF midpoint; published range $100-$250/SF · REDCOM's 2026 New Jersey table reports retail/shopping-center costs of $100/SF low, $160/SF mid and $250/SF high. It describes the figures as hard construction costs from site work through finishes, excluding land, soft costs, furniture and specialized equipment.
2026 New Jersey vanilla-box retail construction benchmark · 300 USD per SF midpoint; published range $200-$400/SF · New Jersey commercial contractor reports $200-$400/SF for vanilla-box retail and $300-$500+/SF for high-end or restaurant retail. The midpoint of the vanilla-box range is directly applicable to ordinary neighborhood storefront replacement.
2026 New Jersey basic retail interior build-out benchmark · 137.5 USD per SF midpoint; published range $100-$175/SF · Published New Jersey basic retail build-out range. This is an interior component rather than a complete building replacement cost and therefore supports, but does not by itself establish, the selected replacement-cost input.
2026 New York metro in-line retail fit-out benchmark · 181 USD per SF retail fit-out · Cushman & Wakefield reports 2026 New York City in-line retail fit-out costs of $181/SF versus a $157/SF national average. Used as a high-cost regional interior-cost observation; shell, foundations and site work must be added for full replacement.
Subject construction and condition observation · 75 Brighton Avenue, Long Branch, NJ 07740 · 2,023 year of roof replacement · JLL describes the subject as a one-story masonry four-tenant retail strip center constructed in 1941, with four active tenants, concrete rear parking and a roof replacement completed in 2023.
Value summary
These editable worksheet assumptions start at the AI approach opinions. Changing inputs changes the calculated values below. Original AI opinions remain visible; select one again at any time. Your final conclusion is yours.
AI suggested weights: 45% Sales · 45% Income · 10% Cost. Sales 45%, Income 45%, Cost 10%. Sales and income receive equal primary weight because this is a fully occupied, four-tenant investment property with a current offering and reported rent. Cost receives limited weight because the 1941 building has substantial depreciation and the site's coastal/redevelopment attributes are difficult to isolate.