Two-Family Beach
For Sale
$899,900
223 Sampson Avenue, Seaside Heights, NJ 08751
MULTI_FAMILY - Seaside Heights, NJ
Property Size2,224 SF
Lot Size0.09 Acres
Price / SF$404.63
Days on Market48
Property Features for 223 Sampson Avenue
General Information
Property type
Residential Multi Family
Property subtype
Duplex
Zoning description
Residential, Neighborhood, Multi-Family
Bedrooms
7
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bedroom 4, Bedroom 5, Bedroom 2, Bathroom 1, Bedroom 6, Bedroom 3, Bedroom 7, Bedroom 1
Parking
4
Parking features
Off Street, Paved or Surfaced
Patio and Porch features
Deck, Patio, Porch
Interior features
Attic, Attic - Pull Down Strs
Exterior features
Outdoor Grill, Deck, Storm Window, Screens, Lighting
Fencing
Fenced
Basement
Crawl Space
Lot features
Bayside, Fenced Area, Level, Oceanside
Directions
Take Bay Blvd to Sampson
Subdivision
Seaside Heights
Standard status
Active
APN
27-00048-0000-00043
Size
2,224 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
11081
Utilities
Utilities
Cable Available
Sewer type
Public Sewer
Heating system
Forced Air, Zoned
Cooling system
Central Air, Zoned, Multi Units
Water source
Public
Amenities
enclosed front porch
covered patio
cedar outdoor shower with dressing room
private deck
fully fenced backyard
Building Details
Year built
1954
Floors in Building
2
Number of units
2
Flooring type
Tile - Ceramic, Wood
Roof type
Shingle
Listing Agency:
Seaside Heights Realty Inc.
(732) 793-5200
Listed By:
Kim Valentini · License #9909835
(732) 793-5200
Added: Jul 1
Changed: Aug 14
Last Checked: Aug 17 at 7:06AM
MLS# 22619635
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 two-family (duplex) beach house was built in 1954 and sits on a 0.09-acre lot. The ground floor is a two-story unit layout featuring 5 bedrooms, a comfortable living room, an enclosed front porch, and a large eat-in kitchen, plus a fully fenced backyard with room for outdoor entertaining. Exterior features include a covered patio area, a cedar outdoor shower with a dressing room, and a fenced yard. The second floor provides a 2-bedroom apartment with a private entrance and a large private deck.
The home includes off-street, paved or surfaced parking and a mix of interior finishes including tile and wood flooring. Heating is forced air with zoned systems, and cooling is zoned with central air. The property is served by public water and public sewer, with cable available, and features a shingle roof.
The second floor and ground floor are designed for separate use, with individual outdoor spaces and entry points intended to support daily comfort and privacy.
The home includes off-street, paved or surfaced parking and a mix of interior finishes including tile and wood flooring. Heating is forced air with zoned systems, and cooling is zoned with central air. The property is served by public water and public sewer, with cable available, and features a shingle roof.
The second floor and ground floor are designed for separate use, with individual outdoor spaces and entry points intended to support daily comfort and privacy.
Key Highlights
- Two‑family (duplex) on a 0.09‑acre lot built in 1954
- Ground floor: 5 bedrooms, enclosed front porch, large eat‑in kitchen, fenced backyard
- Second‑floor apartment: 2 bedrooms with private entrance and large private deck
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
$37,221
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
4.14%
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%
$744,420
$744.4K
Cap Rate 7%
$531,729
$531.7K
Cap Rate 9%
$413,567
$413.6K
Market Conditions
NOI Build-Up for 2,224 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
$56.8K $25.56/SF
− Vacancy
−$3.7K −$1.65/SF
EGI
$53.2K $23.91/SF
− OpEx
−$16.0K −$7.17/SF
NOI
$37.2K $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%
$744,420
Cap Rate 7%
$531,729
Cap Rate 9%
$413,567
Alternative Uses
Best Use
Multifamily LT 5
$531.7K
$465.3K – $620.4K
NOI $37,221 @ 7.0% cap · market cap 4.14%
Second Best
Apartment 5plus
$488.6K
$427.5K – $570.0K
NOI $34,201 @ 7.0% cap · market cap 3.80%
Theoretical Best
Office A
$580.7K
$508.1K – $677.5K
NOI $40,651 @ 7.0% cap · market cap 4.52%
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
522
Businesses Nearby
Explore this area
Business Placement
Demographics for 08751, NJ
3,867
Population
5,319
Households
0.7
Avg Household Size
48
Median Age
39%
College-Educated
90%
High-School Grad
1.3 sq mi
ZIP Area
2,975
Density / Sq Mi
$75,000
Median Household Income
$52,273
Median Earnings
$1,437
Median Rent
$583,000
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-family home with enclosed porch, private deck, central air, fenced yard, and off-street parking near the beach.
Where is this duplex located?
The property is located at 223 Sampson Avenue Seaside Heights, NJ.
What is the asking price?
The asking price for this property is $899,900.
What are key features of this property?
This property features: Two‑family (duplex) on a 0.09‑acre lot built in 1954; Ground floor: 5 bedrooms, enclosed front porch, large eat‑in kitchen, fenced backyard; Second‑floor apartment: 2 bedrooms with private entrance and large private deck
