Waterfront Duplex
For Sale
$795,000
10 Minturn Road, Toms River, NJ 08753
Multi-Family, Toms River, NJ
Property Size3,392 SF
Lot Size0.17 Acres
Price / SF$234.38
Days on Market91
Property Features for 10 Minturn Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Bedrooms
6
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 3, Bedroom 2, Bathroom 2, Bedroom 6, Bathroom 1, Bedroom 3, Basement, Bathroom 4, Bedroom 1, Bedroom 4, Bedroom 5
Patio and Porch features
Patio
Interior features
Attic, Balcony
Basement
Dirt Floor
Subdivision
Toms River
View
Water
Directions
fisher ave to Minturn rd
Standard status
Active
APN
08-00794-09-00019
Size
3,392 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12930
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water front
1
Building Details
Year built
1959
Floors in Building
2
Number of units
2
Flooring type
Wood
Roof type
Shingle
Listing Agency:
Vox Realty
(908) 851-2121
Listed By:
Cintia D'Urso
(908) 851-2121
Added: Jun 4
Changed: Aug 27
Last Checked: Sep 2 at 12:06AM
MLS# 22616772
Copyright © 2026 More MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This waterfront duplex contains 3,392 square feet arranged as two separate three-bedroom, two-bath units. The property includes six bedrooms and four bathrooms overall, with wood flooring, forced-air heating, central air, attic space, balconies, and a patio. Built in 1959, the structure sits on a 0.17-acre lot and is served by public sewer. The property is offered strictly as-is, with buyer responsibility for inspections, certifications, and due diligence.
Located at 10 Minturn Road in Toms River, New Jersey, the property provides a two-unit configuration suited to residential income use, owner occupancy, or multi-generational living. Each unit offers a distinct layout, while the waterfront setting adds a notable physical characteristic to the asset.
Located at 10 Minturn Road in Toms River, New Jersey, the property provides a two-unit configuration suited to residential income use, owner occupancy, or multi-generational living. Each unit offers a distinct layout, while the waterfront setting adds a notable physical characteristic to the asset.
Key Highlights
- Waterfront duplex at 10 Minturn Road, Toms River, NJ 08753
- 3,392 square feet on a 0.17‑acre lot
- Two separate 3‑bedroom, 2‑bath units
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
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Frequently Asked Questions
What type of property is this?
Duplex - Two independent residential units support flexible occupancy and rental use in a waterfront setting.
Where is this duplex located?
The property is located at 10 Minturn Road 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: Waterfront duplex at 10 Minturn Road, Toms River, NJ 08753; 3,392 square feet on a 0.17‑acre lot; Two separate 3‑bedroom, 2‑bath units
