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    Avalon Bayfront Estate Homesite Opportunity Title is generated by Realmo AI

    6088 Ocean Drive lot 1.03, Avalon, NJ 08202

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    Claim this Listing
    New
    For Sale
    $13,700,000

    LAND - Avalon, NJ

    Lot size:
    0.32 Acres
    Added:
    May 27, 2026
    Days on Market:
    7
    Last Refresh:
    Jun 2 at 8:06 pm

    Property Features for 6088 Ocean Drive lot 1.03

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    VCNT LND
    Standard status
    Active
    Lot size
    0.32 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    18280

    Utilities

    Water front
    1

    We can help!

    Listing Contact
    Joseph Kauterman

    Listing agent Joseph Kauterman License #9910974

    Listing office AVALON/STONE HARBOR REAL ESTATE 3001 Dune Drive, Avalon, NJ

    Listing date May 27, 2026

    MLS# 261442 Listing URL

    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

    • Rare oversized bayfront lot (approximately 100' x 138' plus 40' x 110') offering an expansive footprint.
    • Premier property with endless design possibilities for a custom luxury home.
    • Breathtaking bay views and panoramic sunsets.
    • Private boating amenities: Pier, Boat Slip, and Boatlift.
    • Riparian Grant received in 2024.
    • Bulkheaded lot.

    Overview

    This vacant lot, situated at 6088 Ocean Drive in Avalon, NJ, presents an exceptional opportunity to design and build a bayfront estate. The oversized lot measures approximately 100' x 138' plus 40' x 110', offering a rarely available expansive footprint. This premier property provides the perfect setting for a custom luxury home featuring bay views, outdoor entertaining spaces, a pool, cabana, and private boating amenities. The lot is bulkheaded and includes a pier, boat slip, and boatlift. A riparian grant was received in 2024. Note that the existing CAFRA permit will have to be renewed by the buyer. This location offers close proximity to beaches, dining, shopping, and recreation, while providing tranquility and panoramic sunsets. The property is zoned VCNT LND and is located in Cape May County. The buyer will have to participate with the seller in a 1031 tax-deferred exchange.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Bar & Pub Hotel & Motel Grocery & Convenience Store Daycare Center Food Market HVAC Service

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

    Location Insight

    • Map
    • Local Demand
    City
    Avalon
    County
    Cape May
    State
    New Jersey
    Longitude
    -74.742285
    Latitude
    39.077364

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    FAQs

    What type of property is this?
    Waterfront Land - Premier oversized waterfront lot for custom luxury home in Avalon.
    Where is this waterfront land located?
    The property is located at 6088 Ocean Drive lot 1.03 Avalon, NJ.
    What is the asking price?
    The asking price for this property is $13,700,000.
    What are key features of this property?
    This property features: Rare oversized bayfront lot (approximately 100' x 138' plus 40' x 110') offering an expansive footprint.; Premier property with endless design possibilities for a custom luxury home.; Breathtaking bay views and panoramic sunsets.
    (609) 972-1007
    We can help!
    Listing Contact
    Joseph Kauterman
    Real Estate License ID: 9910974
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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.

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