Retail Storefront with Ample
For Sale
Contact for pricing
556 Sea Isle Boulevard, Ocean View, NJ 08230
High-visibility storefront property with ample parking and strong anchor neighbors for a range of retail uses.
Property Size4,000 SF
Price / SF$149.75
Days on Market100
Property Features for 556 Sea Isle Boulevard
General Information
Standard status
Active
Size
4,000 SF
Total Parking Spaces
40
Property subtype
Retail
Zoning
OVCC
Additional Details
Highway Access
Yes
Building Details
Year Built
1990
Stories
1
Units
2
Tenancy
Multi
Listing Agency:
Berkshire Hathaway HomeServices Fox & Roach REALTORS Northfield
Listed By:
BRYAN BAEHRLE · License #1644942
(609) 646-1900
Source:
Crexi
Added: May 29
Changed: Aug 21
Last Checked: Aug 28 at 5:24PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Berkshire Hathaway HomeServices Fox & Roach REALTORS Northfield
Investment Insights
Based on property information with market context.
This for-sale retail storefront property offers the street-level presence many businesses require, with strong tenant-friendly features including ample parking and excellent frontage. The property is positioned for flexible commercial and mixed-use concepts, with permitted uses to be verified by the buyer. The seller is offering the property strictly in “As Is” condition.
Located along Sea Isle Boulevard, the property benefits from visibility on the primary gateway to Sea Isle City. It is described as being just minutes from beaches, marinas, shopping, and dining, and it also provides convenient access to the Garden State Parkway. The property sits within a shore corridor that supports both year-round and seasonal activity.
For owner-occupants, this setup can support retail operations that benefit from regular drive-by traffic and straightforward customer access. For investors and developers, the presence of established anchors, including WaWa and USPS, may help support day-to-day foot and vehicle activity for compatible retail uses. Buyers should confirm all permitted uses and evaluate the property’s “As Is” condition as part of their underwriting.
Located along Sea Isle Boulevard, the property benefits from visibility on the primary gateway to Sea Isle City. It is described as being just minutes from beaches, marinas, shopping, and dining, and it also provides convenient access to the Garden State Parkway. The property sits within a shore corridor that supports both year-round and seasonal activity.
For owner-occupants, this setup can support retail operations that benefit from regular drive-by traffic and straightforward customer access. For investors and developers, the presence of established anchors, including WaWa and USPS, may help support day-to-day foot and vehicle activity for compatible retail uses. Buyers should confirm all permitted uses and evaluate the property’s “As Is” condition as part of their underwriting.
Key Highlights
- Commercial property built in 1990 on Sea Isle Boulevard (primary gateway to Sea Isle City).
- Strong daily traffic exposure with high visibility along Sea Isle Boulevard in a heavily traveled shore corridor.
- Anchored by nearby tenants WaWa and USPS.
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
$46,368
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
7.74%
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%
$927,360
$927.4K
Cap Rate 7%
$662,400
$662.4K
Cap Rate 9%
$515,200
$515.2K
Market Conditions
NOI Build-Up for 4,000 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
$72.0K $18.00/SF
− Vacancy
−$5.8K −$1.44/SF
EGI
$66.2K $16.56/SF
− OpEx
−$19.9K −$4.97/SF
NOI
$46.4K $11.59/SF
Area
Cape May County, NJ
Vacancy
8.00%
Lease Rate
$18.00 /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%
$927,360
Cap Rate 7%
$662,400
Cap Rate 9%
$515,200
Alternative Uses
Best Use
Retail
$662.4K
$579.6K – $772.8K
NOI $46,368 @ 7.0% cap · market cap 7.74%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.43M
NOI $85,709 @ 7.0% cap · market cap 14.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
127
Businesses Nearby
29k
Monthly Visits Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 91%
Home Improvements & Furnishings 9%
Wawa
Shops & Services
26,104 visits/mo
0.1 miles
Gardner True Value Hardware
Home Improvements & Furnishings
2,561 visits/mo
0.0 miles
Demographics for 08230, NJ
5,908
Population
2,669
Households
2.2
Avg Household Size
49
Median Age
44%
College-Educated
98%
High-School Grad
19.5 sq mi
ZIP Area
303
Density / Sq Mi
$110,667
Median Household Income
$63,750
Median Earnings
$1,757
Median Rent
$406,900
Median Home Value
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Showroom - High-visibility storefront property with ample parking and strong anchor neighbors for a range of retail uses.
Where is this showroom located?
The property is located at 556 Sea Isle Boulevard Ocean View, NJ.
What is the asking price?
The asking price for this property is $599,000.
What are key features of this property?
This property features: Commercial property built in 1990 on Sea Isle Boulevard (primary gateway to Sea Isle City).; Strong daily traffic exposure with high visibility along Sea Isle Boulevard in a heavily traveled shore corridor.; Anchored by nearby tenants WaWa and USPS.
