Waterfront
For Sale
$795,000
10 Minturn Rd, Toms River, NJ 08753
Renovated two-family property with matching three-bedroom layouts and updated interiors in Toms River.
Property Size3,392 SF
Price / SF$234.38
Days on Market23
Property Features for 10 Minturn Rd
General Information
Standard status
Active
Size
3,392 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 3BR/2BA
Multifamily Units
2
Building Details
Year Built
1959
Listing Agency:
Vox Realty
(908) 851-2121
Listed By:
Cintia D'Urso
Source:
Nicolebarryrealestatenj
Added: Aug 10
Changed: Aug 31
Last Checked: Aug 31 at 7:34PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Vox Realty
Investment Insights
Based on property information with market context.
This renovated duplex contains two separate residential units, each configured with 3 bedrooms and 2 full baths. Both units offer updated interiors, modern finishes, and generous living areas. The property was built in 1959 and presents a two-family layout suited to multi-generational occupancy, an owner-occupant arrangement, or continued rental use.
Set in a waterfront location at 10 Minturn Road in Toms River, New Jersey, the property combines a two-unit configuration with water views. Each residence provides the same bedroom and bathroom count, creating a consistent layout across the building.
Set in a waterfront location at 10 Minturn Road in Toms River, New Jersey, the property combines a two-unit configuration with water views. Each residence provides the same bedroom and bathroom count, creating a consistent layout across the building.
Key Highlights
- Two‑family duplex with 2 units
- Each unit includes 3 bedrooms and 2 full baths
- Renovated property with modern finishes
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$56,769
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.14%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,135,380
$1.1M
Cap Rate 7%
$810,986
$811.0K
Cap Rate 9%
$630,767
$630.8K
Market Conditions
NOI Build-Up for 3,392 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$86.7K $25.56/SF
− Vacancy
−$5.6K −$1.65/SF
EGI
$81.1K $23.91/SF
− OpEx
−$24.3K −$7.17/SF
NOI
$56.8K $16.74/SF
Area
Ocean County, NJ
Vacancy
6.46%
Lease Rate
$25.56 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,135,380
Cap Rate 7%
$810,986
Cap Rate 9%
$630,767
Alternative Uses
Best Use
Multifamily LT 5
$811.0K
$709.6K – $946.2K
NOI $56,769 @ 7.0% cap · market cap 7.14%
Second Best
Apartment 5plus
$745.2K
$652.0K – $869.4K
NOI $52,162 @ 7.0% cap · market cap 6.56%
Theoretical Best
Office A
$885.7K
$775.0K – $1.03M
NOI $62,000 @ 7.0% cap · market cap 7.80%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
231
Businesses Nearby
Explore this area
Business Placement
Demographics for 08753, NJ
64,369
Population
27,900
Households
2.3
Avg Household Size
42
Median Age
36%
College-Educated
94%
High-School Grad
23.0 sq mi
ZIP Area
2,799
Density / Sq Mi
$101,648
Median Household Income
$54,291
Median Earnings
$1,742
Median Rent
$377,200
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Renovated two-family property with matching three-bedroom layouts and updated interiors in Toms River.
Where is this duplex located?
The property is located at 10 Minturn Rd Toms River, NJ.
What is the asking price?
The asking price for this property is $795,000.
What are key features of this property?
This property features: Two‑family duplex with 2 units; Each unit includes 3 bedrooms and 2 full baths; Renovated property with modern finishes
