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    Cliffwood Beach Investment Property Title is generated by Realmo AI

    805 Shore Concourse, Cliffwood Beach, NJ 07735

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    For Sale
    $500,000

    Two-unit property with steady rental income on a triple lot.

    Type:Investment
    Property size:
    1,285 SF
    Price / SF:
    $389/SF
    Added:
    May 9, 2026
    Days on Market:
    18
    Last Refresh:
    May 9 at 2:54 am

    Property Features for 805 Shore Concourse

    General Information

    Standard status
    Active
    Size
    1,285 SF
    Property subtype
    Investment

    Building Details

    Year Built
    1930

    We can help!

    Listing Contact
    Christopher J Carr
    Christopher J Carr

    Listing agent Christopher J Carr License #PB00096279

    Listing office Simple Choice Realty, Inc

    Listing date May 9, 2026

    Source Elliman

    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 Simple Choice Realty, Inc

    HighLights

    • High Gross Annual Rent: $45,600 with a net cash flow of $35,140 annually.
    • Rare 2‑Family Investment Property on a Triple Lot.
    • Main House: Tenant Occupied at $2,650/month with 3 BR, 1 BA, full basement, central HVAC, and included appliances.
    • Detached Cottage Studio: Tenant Occupied at $1,150/month with new deck.
    • Main House: 3‑car driveway.
    • Valuation: Approximately $500,000 at a 5.75% cap rate.

    Overview

    This is a two-family investment property located in Cliffwood Beach, situated on a triple lot. The property features two units: a main house and a detached cottage studio. The main house, occupied since October 2021, generates a monthly rent of $2,650. It includes three bedrooms, one bathroom, a full basement, and a partial attic. The living space is 961 square feet, with an additional 580 square feet in the basement. The house is equipped with central HVAC and a three-car driveway. Appliances include an upscale refrigerator, stove, dishwasher, washer, and dryer. The detached cottage studio, occupied since February 2018, rents for $1,150 per month. It features a kitchen, a living/bedroom area, a bathroom, and a new deck. The studio has 324 square feet of living space and also utilizes the three-car driveway. There is also a shed on the property. The total gross annual rent is $45,600. Annual taxes are $6,774, insurance is $1,398, and water and sewer costs are $2,288. The net cash flow is $35,140 per year.
    Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Gym & Fitness Center Building Supply Accounting Firm

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

    Location Insight

    • Map
    • Local Demand
    City
    Cliffwood Beach
    County
    Monmouth
    State
    New Jersey
    Longitude
    -74.2185396
    Latitude
    40.4424542

    FAQs

    What type of property is this?
    Duplex - Two-unit property with steady rental income on a triple lot.
    Where is this duplex located?
    The property is located at 805 Shore Concourse Cliffwood Beach, NJ.
    What is the asking price?
    The asking price for this property is $500,000.
    What are key features of this property?
    This property features: High Gross Annual Rent: $45,600 with a net cash flow of $35,140 annually.; Rare 2‑Family Investment Property on a Triple Lot.; Main House: Tenant Occupied at $2,650/month with 3 BR, 1 BA, full basement, central HVAC, and included appliances.
    (855) 885-4663
    We can help!
    Listing Contact
    Christopher J Carr
    Christopher J Carr
    Real Estate License ID: PB00096279
    Learn More
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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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