Balanoff Industrial Team | Colliers
Workforce Drive-Time Study

100 Readington Road · Branchburg, NJ

Full-time Part-time | 69 employee origins | Routed drive times
Balanoff Industrial Team Colliers · New Jersey
July 2026
69Employees mappedFT 43PT 21
56 minMedian routed driveFT 57PT 55
61%Within 60 minFT 58%PT 71%
93%Within 75 minFT 88%PT 100%
28 mi NEWorkforce center of gravity

Radius rings at 10 / 20 / 30 / 45 miles · the 45-mile ring captures 59 of 69 employees (86%). Dark pins mark the company's three current locations — Butler, Lyndhurst, and Flemington. Three long-distance employees — Little Egg Harbor NJ, Trumbull CT, Wallingford CT — plot beyond the default view (zoom out to see them).

Headcount by routed drive-time band

Under 30 min
2
2
1
52 FT · 2 PT · 1 unspec.
30–45 min
4
3
74 FT · 3 PT
45–60 min
19
10
1
3019 FT · 10 PT · 1 unspec.
60–75 min
13
6
3
2213 FT · 6 PT · 3 unspec.
Over 75 min
5
55 FT
Full-time   Part-time   Status not listed   ·  Hover any segment for its headcount

Workforce & commute considerations

  • The roster's center of gravity sits about 28 miles northeast of the site, around the Fairfield / Montville / Route 46–80 corridor. Commute impact is concentrated in the Bergen, Passaic, and Morris County cluster rather than spread evenly.
  • 61% of employees fall within a routed hour of the site, and 93% within 75 minutes. The largest single group — 30 employees, including 19 full-time — lands in the 45–60 minute band, with another 22 in the 60–75 band. Together these two bands are the natural focus for retention planning if a move proceeds.
  • Five employees are within 30 minutes, including current Flemington-area staff — for that group and much of the near-site cohort, the move is roughly commute-neutral.
  • Part-time coverage may shift toward local hiring. 16 of 21 part-time employees route 45+ minutes; the Somerset–Hunterdon labor pool provides a deep local bench for any backfill needed.
  • Five employees route 75+ minutes (Floral Park NY, Toms River, Little Egg Harbor, and two in Connecticut). Their work arrangements are worth confirming before including them in commute-based planning.
Method & notes. Drive times and mileage are from an origin–destination routing matrix run against each employee's matched street address (rooftop-level "PointAddress" matches for 57 of 69 records; the remainder matched at street or postal level). For display, employee locations are plotted at ZIP-code centroids; individual point popups show each employee's routed time and mileage. One record (Toms River, ZIP listed 07855) carried a ZIP inconsistent with its city and is plotted at Toms River 08755 for display; its routed values are used as provided. Five records had no FT/PT designation and appear gray. If the routing matrix was run without a peak-hour traffic scenario, morning peak times may vary from the values shown. Source: employee listing export with routed drive times, 6/11/2026. Prepared by the Balanoff Industrial Team · Colliers.

Recent Class B/C lease comps · 287 Corridor & Somerset County · Feb 2024 – May 2026. Numbered markers correspond to the table below. The amber star marks the subject site at 100 Readington Road; radius rings at 5 / 10 / 15 / 20 miles.

First-year taking rents vs. proposal & ask — west to east across the corridor

$9.00 $10.00 $11.00 $12.00 $13.00 $14.00 $15.00 $16.00 OWNER ASKING · $14.00 PROPOSED · $11.95 Lebanon / Flemington Branchburg Somerset / Piscataway Edison / Raritan Ctr ← WEST EAST → #1 Salt Logistics — $13.50 NNN taking · Somerset1 #2 ISC Gums — $15.00 NNN taking · Edison2 #3 Lex Associates — $10.50 NNN taking · Edison3 #4 Morerich Tech — $11.25 NNN taking · Piscataway4 #5 Plainfield Produce — $15.22 NNN taking · Edison5 #6 OEC — $14.50 NNN taking · Edison6 #7 Blue Whale Logistics — $14.25 NNN taking · Edison7 #8 Marcolin Eyewear — $12.50 NNN taking · Branchburg8 #9 Source Logistics — $14.50 NNN taking · Edison9 #10 Village Office Supply — $14.75 NNN taking · Somerset10 #11 JAS Forwarding — $15.00 NNN taking · Somerset11 #12 Invoclar Vivadent Manufacturing — $13.00 NNN taking · Somerset (effective; $7.50 Yr-1 was concession-driven)12 #13 Menasha — $15.15 NNN taking · Edison13 #14 Menasha — $15.15 NNN taking · Edison14 #15 Coffman Stair Parts — $14.85 NNN taking · Edison15 #16 American Spraytech — $13.25 NNN taking · Branchburg16 #17 Pedowitz Machinery Movers of New Jersey — $10.00 NNN taking · Lebanon17 #18 RMAX Logistics — $10.00 NNN taking · Flemington18

Each dot is a comp (numbers match the map and table), positioned west–to–east by geographic location and vertically by first-year taking rent (NNN). The shaded band is the gap between the proposed $11.95 and the $14.00 asking rent. Eastern comps (Edison / Raritan Center) carry a central-location premium and set the top of the range; the deals nearest the subject — Marcolin ($12.50) and American Spraytech ($13.25) in Branchburg — bracket the proposal. Invoclar Vivadent is plotted at its $13.00 effective taking rent; the $7.50 first-year contract rate was concession-driven.

Lease comp detail

#DateTenantAddressTypeSFTerm (mo)Base Rent + EscalationsFree (mo)TI/SFOwnerClear HtClass
1May 2026Salt Logistics645 Howard Street, SomersetRenewal65,00090$13.50 NNN + 3.5% annual increases6$5Raith Capital Partners17′0″B/C
2Apr 2026ISC Gums65 Brunswick Avenue, EdisonRenewal113,38660$15.00 NNN + 3.5% annual increases5As-isSagard20′0″ - 24′0″B/C
3Dec 2025Lex Associates3 Taylor Road, EdisonNew Lease51,00060$10.50 NNN + 3.25% annual increases0As-IsJos Muscrelle20′0″B/C
4Sep 2025Morerich Tech120 Circle Drive, PiscatawayNew Lease135,99063$11.25 NNN + 3.5% annual increases3—Levin Management24′0″B/C
5Sep 2025Plainfield Produce84-88 Executive Avenue, EdisonRenewal30,02560$15.22 NNN + 3% annual increases0As-IsHeller Industrial Parks28′0″B/C
6Aug 2025OEC131-135 Fieldcrest Ave, EdisonNew Lease32,87261$14.50 NNN Yr1, $14.75 NNN Yr2 + 3% annual increases thereafter1As-IsFederal Business Centers24′0″B/C
7Aug 2025Blue Whale Logistics75 Carter Drive, EdisonNew Lease106,46439$14.25 NNN + 3.5% annual increases3As-IsStarlight Accessories24′0″B/C
8Jul 2025Marcolin Eyewear3140 Route 22 West, BranchburgRenewal151,000120$12.50 NNN + 4.0% annual increases0$17Faropoint18′0″B/C
9Jun 2025Source Logistics41-49 Distribution Boulevard, EdisonNew Lease166,42563$14.50 NNN + 3.5% annual increases3$2Heller Industrial Parks, Inc.22′0′B/C
10Jun 2025Village Office Supply245 Belmont Drive, SomersetNew Lease49,48362$14.75 NNN + 3.0% annual increases2As-IsHeller Industrial24′0′B/C
11Jun 2025JAS Forwarding245 Belmont Drive, SomersetNew Lease37,70060$15.00 NNN + 3.5% annual increases0As-IsHeller Industrial24′0′B/C
12May 2025Invoclar Vivadent Manufacturing500 Memorial Drive, SomersetRenewal78,802194$7.50 Yr. 1, $13.00 Yr.2 + 3% annual escalations0$14Baker Properties26′0″B/C
13May 2025Menasha112 Truman Drive, EdisonRenewal203,51261$15.15 NNN + 3.5% annual increases1As-IsPrologis24′0″B/C
14May 2025Menasha11 Kilmer Court, EdisonRenewal156,00061$15.15 NNN + 3.5% annual increases1As-IsPrologis24′0″B/C
15Mar 2025Coffman Stair Parts115 Fieldcrest Avenue, EdisonRenewal42,68236$14.85 NNN + 3.5% annual increases0As-IsFederal Business Centers24′0″B/C
16Feb 2025American Spraytech140 Meister Avenue, BranchburgNew Lease78,99772$13.25 NNN + 3% annual increases0As-IsLollicup Store36′0″A
17Feb 2025Pedowitz Machinery Movers of New Jersey111 Cokesbury Road, LebanonNew Lease200,74088$10.00 NNN + 3% annual increases4$2.70Safavieh24′0″B/C
18Feb 2024RMAX Logistics1200 Route 523, FlemingtonExpansion72,38656$10.00 NNN + 4% annual increases.0As-isSafavieh20′0″B/C
Notes. Comps as provided, deals signed February 2024 – May 2026; all Class B/C except 140 Meister Avenue (Class A, included for corridor context). Source: Balanoff Industrial Team.