Residential Development Land with Existing
For Sale
$500,000
219 Kettle Creek Road, Toms River, NJ 08753
Land/Lots, Toms River, NJ
Property Size1,160 SF
Lot Size1.00 Acre
Price / SF$431.03
Days on Market136
Property Features for 219 Kettle Creek Road
General Information
Property type
Land
Property subtype
Other
Zoning description
Residential
Lot features
Irregular Lot, Possible Subdivision
Elementary school
Silver Bay
Middle school
TR Intr East
High school
Toms River East
Directions
Brick Boulevard to Kettle Creek Road
Standard status
Active
APN
08-00235-0000-00059
Size
1,160 SF
Lot size
1.00 Acre
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
6291
Building Details
Additional Structures
Residence
Listing Agency:
RE/MAX Bay Point Realtors · RE/MAX International
Listed By:
Gennarino Gencarelli
(732) 899-8202
Added: May 1
Changed: Sep 12
Last Checked: Sep 13 at 5:06PM
MLS# 22612686
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.
Offered for sale at 219 Kettle Creek Road, Toms River, NJ, this 1-acre property includes an existing home that would benefit from some TLC. The residence is configured with two bedrooms, one full bathroom, a kitchen, a living room, and a laundry room. A detached garage is also on site. The property may be redeveloped, including an option to knock down the existing structure and build a new home on the parcel.
An additional development scenario is described as potential for sub-division, with access from Timberline Rd, as shown on the attached survey. The surrounding area is characterized by waterfront homes and marinas, with shopping and restaurants nearby, and a short ride to the Jersey Shore beaches.
This site is well suited for buyers looking for flexibility: renovate the existing home while planning next steps, or pursue new construction and potential sub-division based on the provided survey information. With an on-site structure and detached garage already in place, it can support a range of residential redevelopment approaches for owner-occupants and builders.
An additional development scenario is described as potential for sub-division, with access from Timberline Rd, as shown on the attached survey. The surrounding area is characterized by waterfront homes and marinas, with shopping and restaurants nearby, and a short ride to the Jersey Shore beaches.
This site is well suited for buyers looking for flexibility: renovate the existing home while planning next steps, or pursue new construction and potential sub-division based on the provided survey information. With an on-site structure and detached garage already in place, it can support a range of residential redevelopment approaches for owner-occupants and builders.
Key Highlights
- One‑acre property with potential for sub‑division and new construction.
- Located in a desirable community near waterfront homes and marinas.
- Close proximity to shopping, restaurants, and Jersey Shore beaches.
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
$17,838
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
3.57%
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%
$356,760
$356.8K
Cap Rate 7%
$254,829
$254.8K
Cap Rate 9%
$198,200
$198.2K
Market Conditions
NOI Build-Up for 1,160 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
$34.8K $30.00/SF
− Vacancy
−$2.4K −$2.04/SF
EGI
$32.4K $27.96/SF
− OpEx
−$14.6K −$12.58/SF
NOI
$17.8K $15.38/SF
Area
Ocean County, NJ
Vacancy
6.80%
Lease Rate
$30.00 /SF/Yr
Expense Ratio
45.00%
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%
$356,760
Cap Rate 7%
$254,829
Cap Rate 9%
$198,200
Alternative Uses
Best Use
Apartment 5plus
$254.8K
$223.0K – $297.3K
NOI $17,838 @ 7.0% cap · market cap 3.57%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$302.9K
$265.0K – $353.4K
NOI $21,203 @ 7.0% cap · market cap 4.24%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
109
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
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Frequently Asked Questions
What type of property is this?
Residential land & home lot - 1-acre lot with a 2-bedroom home, detached garage, and possible subdivision access per attached survey.
Where is this residential land & home lot located?
The property is located at 219 Kettle Creek Road Toms River, NJ.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: One‑acre property with potential for sub‑division and new construction.; Located in a desirable community near waterfront homes and marinas.; Close proximity to shopping, restaurants, and Jersey Shore beaches.
