Building Details

Building Size 2,332 SF

Stories 1

Listing Agency: r***@vandykgroup.com Show Phone

Listed By: Richard M Saparito Show Phone

Source: Elliman

Added: Nov 27, 2025 Changed: Aug 16 Last Checked: Aug 20 at 9:47AM

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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 Richard M Saparito

Investment Insights

Based on property information with market context.

This unique commercial property, located at 641 Beach Avenue in Manahawkin, New Jersey, presents a rare opportunity. The property features a licensed heliport, an expansive parking lot, and a 2,300 square foot block building. Its location in a low-traffic area leading to Long Beach Island (LBI) makes it suitable for luxury services catering to affluent homeowners and vacationers. The solid block construction of the building provides a versatile interior space suitable for a range of businesses. The licensed heliport offers the opportunity to serve high-net-worth clients seeking quick access to their LBI homes.

Key Highlights

• Licensed Heliport: Offering exclusive access for rapid transport to Long Beach Island.
• 2,300 SF Building: Versatile interior space suitable for various commercial applications.
• Ample Parking: Accommodates a significant number of vehicles.

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

$33,285

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

5.56%

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%

$665,700 $665.7K

Cap Rate 7%

$475,500 $475.5K

Cap Rate 9%

$369,833 $369.8K

Market Conditions

NOI Build-Up for 2,332 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

$50.4K $21.60/SF

− Vacancy

−$2.8K −$1.21/SF

EGI

$47.6K $20.39/SF

− OpEx

−$14.3K −$6.12/SF

NOI

$33.3K $14.27/SF

Area

Ocean County, NJ

Vacancy

5.60%

Lease Rate

$21.60 /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%

$665,700

Cap Rate 7%

$475,500

Cap Rate 9%

$369,833

Alternative Uses

Best Use

Retail

$475.5K

$416.1K – $554.8K (±1% cap)

NOI $33,285 @ 7.0% cap · market cap 5.56%

Second Best

Industrial

$373.9K

$327.2K – $436.3K (±1% cap)

NOI $26,175 @ 7.0% cap · market cap 4.37%

Theoretical Best

Office A

$608.9K

$532.8K – $710.4K (±1% cap)

NOI $42,625 @ 7.0% cap · market cap 7.12%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Aviation real estate

Suggested Use

Top Pick Law Firm Restaurant Real Estate Agency Hair Salon Spa & Massage Center Dental Office

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

164

Businesses Nearby

Explore this area Business Placement

Demographics for 08050, NJ

26,507

Population

14,182

Households

1.9

Avg Household Size

45

Median Age

39%

College-Educated

94%

High-School Grad

30.9 sq mi

ZIP Area

858

Density / Sq Mi

$115,456

Median Household Income

$60,458

Median Earnings

$1,756

Median Rent

$377,100

Median Home Value

Market

Vacancy Rate% for Retail in Northeast region

6% 2019

7.1% 2020

6.5% 2021

6% 2022

5.7% 2023

5.6% 2024

6% 2025

Questions? Ask Rey

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Frequently Asked Questions

What type of property is this?

Aviation real estate - Unique commercial property featuring a licensed heliport and versatile building.

Where is this aviation real estate located?

The property is located at 641 Beach Ave Stafford Township, 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: Licensed Heliport: Offering exclusive access for rapid transport to Long Beach Island.; 2,300 SF Building: Versatile interior space suitable for various commercial applications.; Ample Parking: Accommodates a significant number of vehicles.