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    High-Visibility Commercial Property Near Sea Isle Title is generated by Realmo AI

    556 SEA ISLE Boulevard, Ocean View, NJ 08230

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    Claim this Listing
    New
    For Sale
    $599,000

    SINGLE_FAMILY - Ocean View, NJ

    Type:Retail
    Property size:
    4,000 SF
    Lot size:
    1.70 Acres
    Price / SF:
    $149/SF
    Added:
    May 29, 2026
    Days on Market:
    2
    Last Refresh:
    May 30 at 5:06 am

    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
    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

    We can help!

    Listing Contact
    Richard Baehrle
    Richard Baehrle

    Listing agent Richard Baehrle License #SB-8436462

    Listing office BERKSHIRE HATHAWAY HS FOX & ROACH - Northfield 1001 Tilton Road, NJ

    Listing date May 29, 2026

    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.

    HighLights

    • High‑visibility location on Sea Isle Boulevard, the primary gateway to Sea Isle City.
    • Excellent frontage, easy access, and ample off‑street parking.
    • Flexible potential for a variety of commercial or mixed‑use applications.
    • Minutes from beaches, marinas, shopping, dining, and the Garden State Parkway.
    • Anchored by WaWa and USPS.
    • Features 220 volt electricity, display window, security system, smoke/fire alarm, and truck door.

    Overview

    This commercial property is strategically located along Sea Isle Boulevard, the primary gateway to Sea Isle City, offering exceptional exposure in a highly traveled shore corridor of Cape May County. The property is situated minutes from Sea Isle's beaches, marinas, shopping, and dining areas, with convenient access to the Garden State Parkway. This location places a business at the center of both year-round and seasonal traffic. The property features frontage, easy access, and ample parking. It offers flexible potential for various commercial or mixed-use applications, subject to buyer verification of permitted uses. The property is suitable for an owner-occupant, investor, or entrepreneur seeking a presence in a coastal market. The surrounding area is experiencing continued growth and investment. The property is anchored by WaWa and USPS. The property contains 4,000 square feet and sits on a 1.7-acre lot. The zoning is OVCC. The property is being sold in "As Is" condition.

    Local Financial Insights For Retail

    Simulate Cap Rate and NOI

    NOI Build-Up
    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.

    Component $ $/SF
    Gross rent $72.0k $18.00
    − Vacancy −$5.8k −$1.44
    EGI $66.2k $16.56
    − OpEx −$19.9k −$4.97
    NOI $46.4k $11.59
    4,000 SF · lease $18.00/SF/yr · vacancy 8.00% · expense 30.00%

    Alternative Uses

    Best Use
    Retail
    $662.4K
    $579.6K – $772.8K (±1% cap)
    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 (±1% cap)
    NOI $85,709 @ 7.0% cap · market cap 14.31%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Elegant Nail Spa ... Nail Salon Sushi Ocean View ... Restaurant Coastal Designer Outlet Furniture & Home Goods SR Tobacco Outlet (Bike/Boat/Book/etc) Store United States Postal ... Post Office

    Suggested Use

    Restaurant Real Estate Agency Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Hair Salon Hotel & Motel Nail Salon Auto Parts Store

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Ocean View
    County
    Cape May
    State
    New Jersey
    Longitude
    -74.7328038
    Latitude
    39.1760344

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    FAQs

    What type of property is this?
    Storefront property - Commercial property with high visibility and access to Sea Isle.
    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: High‑visibility location on Sea Isle Boulevard, the primary gateway to Sea Isle City.; Excellent frontage, easy access, and ample off‑street parking.; Flexible potential for a variety of commercial or mixed‑use applications.
    (609) 226-6680
    We can help!
    Listing Contact
    Richard Baehrle
    Richard Baehrle
    Real Estate License ID: SB-8436462
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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