New Construction Duplex with
For Sale
$1,449,999
1611 River Road, Belmar, NJ 07719
Multi-Family, Belmar, NJ
Property Size2,469 SF
Lot Size0.12 Acres
Price / SF$587.28
Days on Market56
Property Features for 1611 River Road
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Property condition
Under Construction
Zoning description
Residential
Bedrooms
5
Bathrooms
4
Full bathrooms
4
Rooms
Bedroom 1, Bathroom 2, Bathroom 1, Bathroom 3, Bedroom 3, Bathroom 4, Bedroom 4, Bedroom 2, Bedroom 5
Parking features
On Street, Off Street
Patio and Porch features
Deck
Interior features
Attic, Attic - Pull Down Strs
Exterior features
Deck, Bay View
Basement
Crawl Space
Lot features
Bayside, Corner Lot
View
Water
Elementary school
Belmar
Middle school
Belmar
High school
Manasquan
Directions
GPS to 1611 River Road, Belmar, NJ 07719. Driveway and main entrance conveniently located on Oakwood Ave. Corner of Oakwood and River rd.
Standard status
Active
APN
07-00233-0000-00001
Size
2,469 SF
Lot size
0.12 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6040
Utilities
Sewer type
Public Sewer
Heating system
Forced Air
Cooling system
Central Air
Water source
Public
Water front
1
Amenities
washer/dryer in each unit
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Roof type
Shingle
Listing Agency:
Sackman Realty
(732) 798-8188
Listed By:
Eric Magliacane
(732) 798-8188
Added: Jul 2
Changed: Aug 23
Last Checked: Aug 26 at 7:06PM
MLS# 22620011
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 2,469-square-foot duplex contains two separate residences with open living arrangements and contemporary finishes. Unit A includes 3 bedrooms and 2 full baths, while Unit B provides 2 bedrooms and 2 full baths. Each unit has its own washer and dryer, and Unit B includes two outdoor areas with bay views. The property also features central air, forced-air heating, public water, public sewer, and a pull-down attic stair.
Parking includes a 1-car garage, a 2-car driveway, and additional off-street and on-street options. Built in 2026, the property has a new asphalt shingle roof backed by a lifetime warranty. The home is located in Belmar, near beaches, restaurants, shopping, and major roadways.
Parking includes a 1-car garage, a 2-car driveway, and additional off-street and on-street options. Built in 2026, the property has a new asphalt shingle roof backed by a lifetime warranty. The home is located in Belmar, near beaches, restaurants, shopping, and major roadways.
Key Highlights
- 2,469 square feet with two separate residential units
- Unit A: 3 bedrooms and 2 full baths
- Unit B: 2 bedrooms, 2 full baths, and TWO OUTDOOR spaces
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
$41,322
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
2.85%
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%
$826,440
$826.4K
Cap Rate 7%
$590,314
$590.3K
Cap Rate 9%
$459,133
$459.1K
Market Conditions
NOI Build-Up for 2,469 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
$63.1K $25.56/SF
− Vacancy
−$4.1K −$1.65/SF
EGI
$59.0K $23.91/SF
− OpEx
−$17.7K −$7.17/SF
NOI
$41.3K $16.74/SF
Area
Monmouth 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%
$826,440
Cap Rate 7%
$590,314
Cap Rate 9%
$459,133
Alternative Uses
Best Use
Multifamily LT 5
$590.3K
$516.5K – $688.7K
NOI $41,322 @ 7.0% cap · market cap 2.85%
Second Best
Apartment 5plus
$542.4K
$474.6K – $632.8K
NOI $37,968 @ 7.0% cap · market cap 2.62%
Theoretical Best
Office A
$644.7K
$564.1K – $752.2K
NOI $45,129 @ 7.0% cap · market cap 3.11%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
450
Businesses Nearby
Explore this area
Business Placement
Demographics for 07719, NJ
21,665
Population
10,753
Households
2
Avg Household Size
46
Median Age
53%
College-Educated
96%
High-School Grad
12.7 sq mi
ZIP Area
1,706
Density / Sq Mi
$119,877
Median Household Income
$58,854
Median Earnings
$1,754
Median Rent
$628,700
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 residences offer updated layouts, private laundry, outdoor space, and convenient parking near Belmar amenities and beaches.
Where is this duplex located?
The property is located at 1611 River Road Belmar, NJ.
What is the asking price?
The asking price for this property is $1,449,999.
What are key features of this property?
This property features: 2,469 square feet with two separate residential units; Unit A: 3 bedrooms and 2 full baths; Unit B: 2 bedrooms, 2 full baths, and TWO OUTDOOR spaces
