Retail Storefront with Truck
For Sale
$599,000
556 SEA ISLE Boulevard, Ocean View, NJ 08230
COMMERCIAL/INDUSTRIAL, Ocean View, NJ
Property Size4,000 SF
Lot Size1.70 Acres
Price / SF$149.75
Days on Market118
Property Features for 556 SEA ISLE Boulevard
General Information
Property type
Residential
Property subtype
Retail
Zoning
OVCC
Parking features
Off Street
Security features
Security System
Interior features
220 Volt Electricity, Display Window, Security System, Smoke/Fire Alarm
Exterior features
Truck Door
Lot features
Mainland, Highway, Shopping Center
Subdivision
Ocean View
Standard status
Active
Size
4,000 SF
Lot size
1.70 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
8418
Utilities
Heating system
Forced Air, Natural Gas
Cooling system
Central Air
Water source
Well
Building Details
Number of units
2
Listing Agency:
BERKSHIRE HATHAWAY HS FOX & ROACH - Northfield
(609) 646-1900
Listed By:
Richard Baehrle · License #8436462
(609) 226-6680
Added: May 29
Changed: Sep 13
Last Checked: Sep 23 at 9:06AM
MLS# 261458
Copyright © 2026 Cape May County Association of Realtors. 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 4,000-square-foot storefront property occupies 1.7 acres at 556 Sea Isle Boulevard in Ocean View, New Jersey. The building includes display windows, 220 Volt electricity, a security system, and smoke/fire alarms, along with a truck door and off-street parking.
Heating is provided by natural gas and forced air, while central air serves the cooling system. Water is supplied by a well. WaWa and USPS are identified as anchors, and the property is positioned along Sea Isle Boulevard. The offering is conveyed in its present “As Is” condition.
Heating is provided by natural gas and forced air, while central air serves the cooling system. Water is supplied by a well. WaWa and USPS are identified as anchors, and the property is positioned along Sea Isle Boulevard. The offering is conveyed in its present “As Is” condition.
Key Highlights
- 4,000 square feet on 1.7 acres
- OVCC zoning
- 220 Volt electricity, display windows, security system, and smoke/fire alarms
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
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Open Analytics
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Yes
Paved road 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
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Retail in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - OVCC-zoned property with display windows, off-street parking, and truck access.
Where is this storefront property 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: 4,000 square feet on 1.7 acres; OVCC zoning; 220 Volt electricity, display windows, security system, and smoke/fire alarms
