Mixed-Use Live-Work
For Sale
$650,000
451 Atlantic City Boulevard, Beachwood, NJ 08722
COMMERCIAL - Beachwood, NJ
Property Size4,510 SF
Lot Size0.22 Acres
Price / SF$144.12
Days on Market94
Property Features for 451 Atlantic City Boulevard
General Information
Property type
Commercial Sale
Property subtype
Other
Parking
8
Parking features
Parking Lot
Directions
Please use GPS.
Standard status
Active
APN
05-00004-23-00001
Size
4,510 SF
Lot size
0.22 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
12866
Utilities
Sewer type
Public Sewer
Water source
Public
Amenities
attached garage
large 2 car garage warehouse
2 zone heating
Building Details
Floors in Building
2
Listing Agency:
RE/MAX Revolution
(732) 678-1328
Listed By:
Julie L Choy · License #9696049
(732) 829-3900
Added: Jun 5
Changed: Aug 4
Last Checked: Sep 6 at 2:06PM
MLS# 22616859
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 mixed-use live-work property combines commercial space on the ground level with a residential apartment above. The downstairs area is set up for office/storage/retail/shop use and includes an attached garage plus two half baths. Upstairs offers a 2BR and 1.5BA apartment, providing flexibility for owner occupancy or additional income.
The property is located right off Route 9 NB in a high-traffic Beachwood area, near the traffic circle and minutes to the parkway.
Additional features include a large two-car garage warehouse for extra storage and work space, along with two-zone heating to support comfort and control across the building.
The property is located right off Route 9 NB in a high-traffic Beachwood area, near the traffic circle and minutes to the parkway.
Additional features include a large two-car garage warehouse for extra storage and work space, along with two-zone heating to support comfort and control across the building.
Key Highlights
- Right off Route 9 NB in a high‑traffic area near the traffic circle
- Downstairs space for office/storage/retail/shop with an attached garage and 2 half baths
- Upstairs apartment includes 2 bedrooms and 1.5 bathrooms
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
$52,091
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
8.01%
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%
$1,041,820
$1.0M
Cap Rate 7%
$744,157
$744.2K
Cap Rate 9%
$578,789
$578.8K
Market Conditions
NOI Build-Up for 4,510 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
$94.7K $21.00/SF
− Vacancy
−$11.4K −$2.52/SF
EGI
$83.3K $18.48/SF
− OpEx
−$31.3K −$6.93/SF
NOI
$52.1K $11.55/SF
Area
Ocean County, NJ
Vacancy
12.00%
Lease Rate
$21.00 /SF/Yr
Expense Ratio
37.50%
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%
$1,041,820
Cap Rate 7%
$744,157
Cap Rate 9%
$578,789
Alternative Uses
Best Use
Office B
$985.8K
$862.5K – $1.15M
NOI $69,003 @ 7.0% cap · market cap 10.62%
Second Best
Retail
$919.6K
$804.7K – $1.07M
NOI $64,372 @ 7.0% cap · market cap 9.90%
Theoretical Best
Office A
$1.18M
$1.03M – $1.37M
NOI $82,436 @ 7.0% cap · market cap 12.68%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Yes
Highway access
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
423
Businesses Nearby
Explore this area
Business Placement
Demographics for 08722, NJ
10,859
Population
4,180
Households
2.6
Avg Household Size
38
Median Age
28%
College-Educated
94%
High-School Grad
2.8 sq mi
ZIP Area
3,878
Density / Sq Mi
$102,043
Median Household Income
$49,811
Median Earnings
$2,236
Median Rent
$307,500
Median Home Value
Market
Vacancy Rate% for Office 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?
Live-work space - Commercial space downstairs includes office, storage, and retail use with attached garage and two half baths.
Where is this live-work space located?
The property is located at 451 Atlantic City Boulevard Beachwood, NJ.
What is the asking price?
The asking price for this property is $650,000.
What are key features of this property?
This property features: Right off Route 9 NB in a high‑traffic area near the traffic circle; Downstairs space for office/storage/retail/shop with an attached garage and 2 half baths; Upstairs apartment includes 2 bedrooms and 1.5 bathrooms
