MONMOUTH CAPITAL CORP
DEF 14A, 1997-07-30
REAL ESTATE
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                    MONMOUTH CAPITAL CORPORATION
                          125 Wyckoff Road
                     Eatontown, New Jersey 07724

              NOTICE OF ANNUAL MEETING OF SHAREHOLDERS
                         SEPTEMBER 11, 1997

      Notice is hereby given that the thirty-sixth Annual Meeting  of
Shareholders   (Annual  Meeting)  of  Monmouth  Capital   Corporation
(Company) will be held on Thursday, September 11, 1997, at 4:00  p.m.
at  the  offices of the Company on the second floor of the  PNC  Bank
Building,  125 Wyckoff Road, Eatontown, New Jersey, for the following
purposes:

          1.  To elect ten Directors, the names of whom
              are set forth in the accompanying Proxy
              Statement, to serve for the ensuing year; and

          2.  To approve the selection by the Board of
              Directors of Cowan, Gunteski & Co. as
              Independent Auditors for the Company for the
              fiscal year ending March 31,1998; and

          3.  To transact such other business as may
              properly come before the Annual Meeting
              and any adjournment thereof.

      The record books containing the records of the last meeting  of
shareholders, and the records of all meetings of the Directors  since
the  last  Annual Meeting of Shareholders, will be presented  at  the
meeting for the inspection of the shareholders.  Only shareholders of
record at the close of business on July 14, 1997 will be entitled  to
vote at the meeting and at any adjournments thereof.

     IF YOU ARE UNABLE TO BE PRESENT PERSONALLY, PLEASE SIGN AND DATE
THE  ENCLOSED  PROXY  WHICH  IS  BEING  SOLICITED  BY  THE  BOARD  OF
DIRECTORS, AND RETURN IT PROMPTLY IN THE ENCLOSED ENVELOPE.

                              BY ORDER OF THE BOARD OF DIRECTORS


                                     /s/Ernest V. Bencivenga
                                       ERNEST V. BENCIVENGA
                                            Secretary
July 28, 1997

                       YOUR VOTE IS IMPORTANT
                  NO MATTER HOW MANY SHARES YOU OWN

      Please indicate your voting instructions on the enclosed  proxy
card, date and sign the card, and return it in the envelope provided.
If  you  sign,  date  and return the proxy card but  give  no  voting
instructions,  your  shares will be voted "FOR"  proposals  1  and  2
listed above.

<PAGE>                                  
                     MONMOUTH CAPITAL CORPORATION
                          125 Wyckoff Road
                     Eatontown, New Jersey 07724

                           PROXY STATEMENT
                   ANNUAL MEETING OF SHAREHOLDERS
                         SEPTEMBER 11, 1997


      This  Proxy  Statement  is furnished  in  connection  with  the
solicitation   by   the  Board  of  Directors  of  Monmouth   Capital
Corporation (Company) of proxies to be voted at the Annual Meeting of
Shareholders of the Company to be held on September 11, 1997, and  at
any adjournments thereof (Annual Meeting), for the purposes listed in
the  preceding Notice of Annual Meeting of Shareholders.  This  Proxy
Statement and the accompanying Proxy card are being distributed on or
about July 28, 1997 to shareholders of record July 14, 1997.

      A copy of the Annual Report, including financial statements, is
being mailed herewith.

      Any shareholder giving the accompanying proxy has the power  to
revoke it at any time before it is exercised at the Annual Meeting by
filing  with the Secretary of the Company an instrument revoking  it,
by  delivering a duly executed proxy card bearing a later date, or by
appearing at the meeting and voting in person.  Shares represented by
properly executed proxies will be voted as specified thereon  by  the
shareholder.   Unless  the  shareholder  specifies  otherwise,   such
proxies  will be voted FOR the proposals set forth in the  Notice  of
Annual Meeting.

      The  cost  of  preparing, assembling  and  mailing  this  Proxy
Statement  and  form  of  proxy, and the cost of  soliciting  proxies
related  to  the meeting, will be borne by the Company.  The  Company
does not intend to solicit proxies otherwise than by use of the mail,
but  certain  officers and regular employees of the Company,  without
additional compensation, may use their personal efforts, by telephone
or otherwise, to obtain proxies.

                            VOTING RIGHTS

      Only  holders  of  the Company's $1.00 par value  common  stock
(Common  Stock)  of record as of the close of business  on  July  14,
1997, are entitled to vote at the Annual Meeting of Shareholders.  As
of  the  record  date, there were 1,446,006 shares  of  Common  Stock
outstanding,  each  share being entitled to one vote  on  any  matter
which may properly come before the meeting.  Said voting right is non-
cumulative.  The holders of a majority of the outstanding  shares  of
Common Stock shall constitute a quorum.  A majority of the votes cast
by  holders of the Common Stock is required for approval of Proposals
1 and 2.

                                    1
<PAGE>

                             PROPOSAL 1

                        ELECTION OF DIRECTORS


      It  is  proposed to elect a Board of ten Directors.  The  proxy
will  be voted for the election of the ten nominees named below,  all
of  whom  are members of the present Board, to serve for  a  one-year
term for which they have been nominated, unless authority is withheld
by  the  shareholder.  The nominees have agreed to serve, if elected,
for  the  new  term.  If for any reason any of the said ten  nominees
shall  become unavailable for election, the proxy will be  voted  for
any  substitute nominee who may be selected by the Board of Directors
prior  to or at the meeting, or, if no substitute is selected by  the
Board  of  Directors, for a motion to reduce the  membership  of  the
Board to the number of the following nominees who are available.   In
the  event  the membership of the Board is reduced, it is anticipated
that  it would be restored to the original number at the next  annual
meeting.   In  the event a vacancy occurs on the Board  of  Directors
after  the Annual Meeting, the by-laws provide that any such  vacancy
shall  be  filled for the unexpired term by a majority  vote  of  the
remaining  Directors.  The Company has no knowledge that any  of  the
ten nominees shall become unavailable for election.

      The  proxies solicited cannot be voted for a greater number  of
persons than the nominees named.

      Some  of  the  nominees for Director are also  Officers  and/or
Directors   of  other  companies,  including  Monmouth  Real   Estate
Investment Corporation and United Mobile Homes, Inc., both  publicly-
owned  companies.   In addition, the Officers and  Directors  of  the
Company may engage in real estate transactions for their own account,
which   transactions  may  also  be  suitable  for  Monmouth  Capital
Corporation.   In  most respects, the activities of Monmouth  Capital
Corporation, Monmouth Real Estate Investment Corporation  and  United
Mobile  Homes,  Inc. are not in conflict, but rather complement  each
other.   However,  the activities of the Officers  and  Directors  on
behalf  of  the  other companies, or for their own  account,  may  on
occasion  conflict with those of the Company and deprive the  Company
of  favorable  opportunities.  It is the opinion of the Officers  and
Directors  of  the  Company  that  there  have  been  no  conflicting
transactions since the beginning of the last fiscal year.

                                     2
<PAGE>


     Committees of the Board of Directors and Meeting Attendance

      During  the last fiscal year ended March 31, 1997,  there  were
four  meetings  of  the  Board  of  Directors,  including  regularly-
scheduled and special meetings.  No Directors attended fewer than 75%
of the meetings.

      The  Company  has  a standing Audit Committee,  a  Compensation
Committee and a Stock Option Committee of the Board of Directors.

      The  Audit  Committee, which recommends to  the  Directors  the
independent  public  accountants to be engaged  by  the  Company  and
reviews  with management the Company's internal accounting procedures
and  controls,  met  once during the last fiscal  year.   Charles  P.
Kaempffer and W. Dunham Morey serve on the Audit Committee.

      The Compensation Committee, which makes recommendations to  the
Directors  concerning compensation, met once during the  last  fiscal
year.   Charles  P.  Kaempffer  and  Peter  Weidhorn  serve  on   the
Compensation Committee.

      The  Stock  Option Committee, which administers  the  Company's
Stock Option Plan, met once during the last fiscal year.  Charles  P.
Kaempffer,  W.  Dunham Morey and Peter Weidhorn serve  on  the  Stock
Option Committee.

                                   3

<PAGE>                                  
                        NOMINEES FOR DIRECTOR
                                  
                                  
                   Present Position with the Company;
                    Business Experience During Past      Director
Name;Age            Five Years; Other Directorships       Since
_________________________________________________________________

Ernest V.         Treasurer (1961 to present), Secretary   1961
Bencivenga        (1967 to present) and Director. Finan-
(79)              cial Consultant (1976 to present);
                  Treasurer and Director (1968 to present)
                  of Monmouth Real Estate Investment
                  Corporation; Secretary/Treasurer (1984
                  to present) and Director (1969 to
                  present) of United Mobile Homes,Inc.

Anna T. Chew      Controller (1991 to present) and         1994
(39)              Director. Certified Public Accountant;
                  Vice President and Chief Financial
                  Officer (1995 to present), Controller
                  (1991 to 1995) and Director (1994 to
                  present) of United Mobile Homes, Inc.;
                  Controller (1991 to present) and
                  Director (1993 to present) of Monmouth
                  Real Estate Investment Corporation.

Boniface DeBlasio Chairman of the Board (1968 to present)  1961
(76)              and Director. Director (1968 to present)
                  of Monmouth Real Estate Investment
                  Corporation.

Charles P.        Director. Investor; Director (1974 to    1970
Kaempffer         present) of Monmouth Real Estate
(60)              Investment Corporation; Director (1969
                  to present) of United Mobile Homes,
                  Inc.; Vice Chairman and Director (1996
                  to present) of Community Bank of New
                  Jersey; Director (1989 to 1996) of
                  Sovereign Community Bank (formerly
                  Colonial Bank for Savings).

Eugene W. Landy   President (1961 to present) and          1961
(63)              Director. Attorney at Law, Landy &
                  Landy; Chairman of the Board (1995 to
                  present), President (1969 to 1995)
                  and Director (1969 to present) of
                  United Mobile Homes, Inc.; President
                  and Director (1968 to present) of
                  Monmouth Real Estate Investment
                  Corporation.

Samuel A. Landy   Director. President (1995 to present),   1994
(37)              Vice President (1991 to 1995) and
                  Director (1992 to present) of United
                  Mobile Homes, Inc.; Director (1989
                  to present) of Monmouth Real Estate
                  Investment Corporation; Attorney at
                  Law, Landy & Landy (1987 to present).

James E. Mitchell Director. General Partner of Mitchell    1994
(56)              Partners, L.P.; Chairman of the Board
                  of First Balboa Securities Corpora-
                  tion, a securities broker/dealer.

                                   4

<PAGE>
                   NOMINEES FOR DIRECTOR (continued)

                  Present Position with the Company;
                  Business Experience During the Past   Director
Name; Age          Five Years; Other Directorships        Since
________________________________________________________________
                                  
W. Dunham Morey   Director. Certified Public Accountant;   1961
(77)              Director (1968 to present) of Monmouth
                  Real Estate Investment Corporation.

Robert G. Sampson Director. Investor; Director (1968 to    1963
(71)              present) of Monmouth Real Estate
                  Investment Corporation; Director (1969
                  to present) of United Mobile Homes,
                  Inc.; Director (1972 to 1993) of United
                  Jersey Bank; General Partner (1983 to
                  present) of Sampco, Ltd., an invest-
                  ment group.

Peter J. Weidhorn Director. President of WNY Management    1994
(50)              Corp.; Vice Chairman of the Board of
                  Centra-State Healthcare Systems; former
                  Director of Carrols Corp., a Burger
                  King franchisee; former Chairman and
                  Director of ICS Acquisitions, Inc.;
                  Managing Partner of 23 real estate
                  investment partnerships.

    THE BOARD OF DIRECTORS RECOMMENDS A VOTE "FOR" THIS PROPOSAL
                                  
                                  
                             PROPOSAL 2
                                  
                  APPROVAL OF INDEPENDENT AUDITORS

      It is proposed to approve the appointment of Cowan, Gunteski  &
Co.  as  Independent Auditors for the purpose of  making  the  annual
audit  of  the  books of account of the Company for the  fiscal  year
ending  March 31, 1998, and shareholder approval of said  appointment
is  requested.   Cowan,  Gunteski & Co.  has  served  as  Independent
Auditors  of  the  Company  since 1990.  There  are  no  affiliations
between  the  Company  and  Cowan,  Gunteski  &  Co.,  its  partners,
associates  or  employees, other than its employment  as  Independent
Auditors  for  the Company.  Cowan, Gunteski & Co. has  informed  the
Company that it has no direct or indirect financial interest  in  the
Company.   The Company does not expect any representative  of  Cowan,
Gunteski & Co. to attend the Annual Meeting.

     The approval of the appointment of the Independent Auditors must
be by the affirmative vote of a majority of the votes cast at the
Annual  Meeting.  In the event that Cowan, Gunteski &  Co.  does  not
receive an affirmative vote of the majority of the votes cast by  the
holders  of  shares  entitled to vote,  then  another  firm  will  be
appointed as Independent Auditors and the shareholders  will be asked
to ratify the appointment at the next annual meeting.

    THE BOARD OF DIRECTORS RECOMMENDS A VOTE "FOR" THIS PROPOSAL

                                     5
<PAGE>
                                  
                       PRINCIPAL SHAREHOLDERS
                                  
     On July 14, 1997, no person owned of record, or was known by the
Company  to  own  beneficially, more than five percent  (5%)  of  the
common stock of the Company, except the following:

    Name of                     Shares Owned              Percent
Beneficial Owner               Beneficially(1)           of Class
_________________________________________________________________

Eugene W. Landy                   174,774                 12.09%
20 Tuxedo Road
Rumson, NJ  07760

Group consisting of               124,031 (2)              8.58%
Walter Carucci,
Carucci Family Partners,
and Carr Securities Corp.
1 Penn Plaza
New York, NY  10114

Group consisting of                86,788 (2)              6.00%
Paul H. O'Leary,
Raffles Associates, L.P.,
and Channel Partnership II
1 Penn Plaza, Suite 4720
New York, NY  10119

(1)  Beneficial ownership, as defined herein, includes Common Stock
     as to which a person has or shares voting and/or investment
     power.

(2)  As reported on Schedule 13D filed with the Securities and
     Exchange Commission.

                                    6

<PAGE>

            INFORMATION RESPECTING DIRECTORS AND OFFICERS
                                  
      As  of  July 14, 1997, the Officers and Directors, individually
and  as  a  group, beneficially owned Common Stock of the Company  as
follows:

    Name of                       Shares Owned               Percent
Beneficial Owner                 Beneficially(1)             of Class
_____________________________________________________________________

Ernest V. Bencivenga                 6,102 (2)                0.42%
Anna T. Chew                         8,082 (3)                0.56%
Boniface DeBlasio                   30,026 (4)                2.08%
Charles P. Kaempffer                15,331 (5)                1.06%
Eugene W. Landy                    174,774 (6)               12.09%
Samuel A. Landy                     49,460 (7)                3.42%
James E. Mitchell                   70,331 (8)                4.86%
W. Dunham Morey                     50,590                    3.50%
Robert G. Sampson                   16,986                    1.17%
Peter J. Weidhorn                   36,000                    2.49%
                                 _________                   _____
Directors and Officers
  as a Group                       457,682                   31.65%


(1)  Beneficial ownership, as defined herein,includes Common Stock as
     to which a person has or shares voting and/or investment power.

(2)  Includes 4,821 shares held by Mr. Bencivenga's wife.

(3)  Held jointly with Ms. Chew's husband.

(4)  Includes (a)3,621 shares held by Mr. DeBlasio's wife; and (b)
     9,574 shares in custodial accounts for Mr. DeBlasio's children
     under the Uniform Gift to Minor's Act in which he disclaims any
     beneficial interest, but has power to vote.

(5)  Includes (a) 726 shares in joint name with Mrs. Kaempffer; (b)
     270 shares held by Mr. Kaempffer's wife; and (c) 7,000 shares
     held as Trustee for Defined Benefit Pension Plan for which
     Mr. Kaempffer has power to vote.

(6)  Includes (a) 6,838 shares held by Mr. Landy's wife; (b) 30,670
     shares held in the Landy & Landy Employees' Pension Plan, of
     which Mr. Landy is a Trustee with power to vote; (c) 43,212
     shares held in the Landy & Landy Employees' Profit Sharing Plan
     of which Mr. Landy is Trustee with power to vote.

(7)  Includes (a) 11,635 shares held by Mr. Landy's wife; (b) 12,660
     shares in custodial accounts for Mr. Landy's children under the
     Uniform Gifts to Minor's Act in which he disclaims any
     beneficial interest, but has power to vote; and (c)15,074 shares
     in the Samuel Landy Family Limited Partnership.

(8)  Includes 65,641 shares held by Mitchell Partners, L.P. over
     which Mr. Mitchell exercises voting power.

                                     7
<PAGE>

                       EXECUTIVE COMPENSATION
                                  
Summary Compensation Table

     The following Summary Compensation Table shows compensation paid
by  the  Company to its Chief Executive Officer for services rendered
during  the  fiscal  years  ending March 31,  1997,  1996  and  1995.
Because no executive officers received total annual salary and  bonus
exceeding $100,000, only the compensation paid to the Chief Executive
Officer  is  to  be  disclosed  under  the  Securities  and  Exchange
Commission disclosure requirements.

                                          Annual Compensation

Name and Principal Position   Year  Salary    Bonus       Other(1)
__________________________________________________________________

Eugene W. Landy               1997   None      None        $71,700
Chief Executive Officer       1996   None      None        $63,530
                              1995   None      None        $55,545

(1)  Represents director's fees as well as legal and other fees to
     the firm of Landy & Landy.

Compensation of Directors

      The  Directors  receive a fee of $800 for  each  Board  meeting
attended.  Directors appointed to house committees receive  $150  for
each  meeting  attended.  Those specific committees are  Compensation
Committee, Audit Committee and Stock Option Committee.

Stock Option Plan

      On  July  14, 1994, the shareholders approved and ratified  the
Company's  1994 Stock Option Plan authorizing the grant  to  officers
and  key  employees  of options to purchase up to 300,000  shares  of
common  stock.   Options may be granted any time up to  December  31,
2003.   No  option shall be available for exercise beyond ten  years.
All  options are exercisable after one year from the date  of  grant.
The option price shall not be below the fair market value at date  of
grant.  Cancelled or expired options are added back to the "pool"  of
shares available under the Plan.

      As  of March 31, 1997, there were 35,000 shares exercisable and
265,000  shares available under the Plan.  The following is a summary
of stock options outstanding as of March 31, 1997:

                      Number of   Number of   Option    Expiration
    Date of Grant     Employees     Shares    Price        Date  

       1/4/95              2        20,000     $3.00     1/4/2000
       3/4/96              3        15,000     $3.50     3/4/2001
                                   _______
                                    35,000
                                    ======

                                      8

<PAGE>

Other Information

      Except  for specific agreements, the Company has no  retirement
plan  in effect for officers, directors or employees and, at present,
has no intention of instituting such a plan.


       Report of Board of Directors on Executive Compensation
                                  
Overview and Philosophy

      The  Company  has  a Compensation Committee consisting  of  two
independent  outside  Directors. This Committee  is  responsible  for
making recommendations to the Board of Directors concerning executive
compensation.  The  Compensation Committee takes  into  consideration
three major factors in setting compensation.

      The  first  consideration  is the overall  performance  of  the
Company.  The Committee believes that the financial interests of  the
executive officers should be aligned with the success of the  Company
and the financial interests of its shareholders.

      The second consideration is the individual achievements made by
each  officer.   The Company is relatively small.  The  Committee  is
aware  of  the  contributions  made by  each  officer  and  makes  an
evaluation  of individual performance based on their own  familiarity
with the officer.

      The  final criteria in setting compensation is comparable wages
in the industry.
Evaluation

      The  Committee reviewed the progress made by Eugene  W.  Landy,
Chief  Executive  Officer,  in  locating  alternative  business   and
investment  opportunities.  The Committee  decided  to  continue  Mr.
Landy's  annual  compensation of $50,000.  The  Summary  Compensation
Table  shows  an  annual compensation to Mr. Landy  of  $50,000  plus
$21,700  in director's and legal fees for a total of $71,700 for  the
year ended March 31, 1997.

                                    9

<PAGE>

                    COMPARATIVE STOCK PERFORMANCE

      The  following  line  graph compares the total  return  of  the
Company's  Common Stock for the last five fiscal years to the  NASDAQ
Total  Return  Index  and the NASDAQ Financial  Stocks  Total  Return
Index.   The  total  return  reflects stock  price  appreciation  and
dividend  reinvestment  for  all  three  comparative  indices.    The
information  herein  has been obtained from sources  believed  to  be
reliable,   but   neither  its  accuracy  nor  its  completeness   is
guaranteed.

Years Ended        Monmouth Capital        NASDAQ          NASDAQ
 March 31,           Corporation            Total         Financial

   1992                  100                 100             100
   1993                   87                 115             142
   1994                  113                 124             148
   1995                  102                 138             166
   1996                  120                 187             229
   1997                  114                 208             294

                                   10

<PAGE>

           CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS

      Since  the  beginning of the Company's last fiscal year,  there
have  been no transactions or proposed transactions in which  any  of
the Officers and Directors have a material interest.

      The  only  family relationship between any of the Directors  or
executive  officers  of  the Company is  that  of  Samuel  A.  Landy,
Director, who is the son of Eugene W. Landy, President and a Director
of the Company.

     Eugene W. Landy and Samuel A. Landy are partners in the law firm
of  Landy  & Landy, which firm, or its predecessor firms,  have  been
retained by the Company as legal counsel since the formation  of  the
Company,  and  which  firm the Company proposes to  retain  as  legal
counsel for the current fiscal year.

      The New Jersey Supreme Court has ruled that the relationship of
directors also serving as outside counsel is not per se improper, but
the  attorney  should fully discuss the issue of  conflict  with  the
other  Directors  and disclose it as part of the proxy  statement  so
that shareholders can consider the conflict issue when voting for  or
against the attorney/director nominee.


Transactions with United Mobile Homes, Inc.

      The Mobile Home Store, Inc. (MHS), a subsidiary of the Company,
has  rental  expenses to United Mobile Homes, Inc. (United).   United
owns  and  operates manufactured home communities.  Six Directors  of
the  Company are also Directors and shareholders of United.  MHS pays
United  market  rent on sites where MHS has a home for  sale.   Total
site rental expense to United amounted to $113,182 for the year ended
March 31, 1997.  Effective April 1, 1995, MHS and United entered into
an agreement whereby MHS leases space from United to be used as sales
lots, at market rates, at most of United's communities.  Total rental
expense relating to these sales lots amounted to $90,000 for the year
ended March 31, 1997.

     During fiscal 1997, MHS sold to United fifteen homes for a total
sales  price of $381,501 at MHS's cost.  These sales represented  17%
of total sales made by MHS during the year.  These manufactured homes
were  available through MHS, but could have been acquired  by  United
from a third party at approximately the same price.

      During  the  year  ended March 31, 1997, MHS  acquired  certain
inventory   from  United.   These  purchases  amounted  to   $30,905,
representing  1% of total purchases made by MHS during  fiscal  1997.
This  inventory  was available through United, but  could  have  been
acquired from a third-party at approximately the same cost.

                                  11

<PAGE>

Payments to Affiliated Persons

     Total payments to all Officers, Directors and affiliated persons
during  the  fiscal year ended March 31, 1997 amounted  to  $125,000.
Eugene  W.  Landy,  President  of the Company,  received  $53,200  in
management and Director's fees during the fiscal year ended March 31,
1997.   In  addition, the firm of Landy & Landy received  $18,500  in
legal fees.


          COMPLIANCE WITH EXCHANGE ACT FILING REQUIREMENTS

      Section  16(a)  of  the Securities Exchange  Act  of  1934,  as
amended,  requires the Company's Officers and Directors, and  persons
who  own  more than 10% of the Company's Common Stock to file reports
of  ownership  and  changes  in ownership  with  the  Securities  and
Exchange  Commission.   Officers,  Directors  and  greater  than  10%
shareholders  are  required  by Securities  and  Exchange  Commission
regulations  to furnish the Company with copies of all Section  16(a)
forms  they file.  Based solely on review of the copies of such forms
furnished  to  the  Company, the Company believes  that,  during  the
fiscal year, all Section 16(a) filing requirements applicable to  its
Officers, Directors and greater than 10% beneficial owners were met.

                            OTHER MATTERS

      As  of the date of this Proxy Statement, the Board of Directors
of  the Company knows of no other matters, other than those stated in
this  Proxy  Statement, that are to be presented for  action  at  the
Annual Meeting.  If any other matters should properly come before the
Annual Meeting, it is intended that proxies in the accompanying  form
will be voted on any such matters in accordance with the judgment  of
the persons voting such proxies.  Discretionary authority to vote  on
such  matters  is conferred by such proxies upon the  persons  voting
them.

      The  Company will provide, without charge, to each person being
solicited by this Proxy Statement on the written request of any  such
person,  a copy of the Annual Report of the Company on Form 10-K  for
the  year  ended  March 31, 1997 (as filed with  the  Securities  and
Exchange   Commission),  including  the  financial   statements   and
schedules thereto.  All such requests should be directed to  Monmouth
Capital   Corporation,  Attention:  Secretary,  125   Wyckoff   Road,
Eatontown, New Jersey 07724.

                                    12

<PAGE>

                        SHAREHOLDER PROPOSALS

      In  order for Shareholder Proposals for the 1998 Annual Meeting
of  Shareholders to be eligible for inclusion in the  Company's  1998
Proxy  Statement,  they  must  be received  by  the  Company  at  its
principal  office at 125 Wyckoff Road, P. O. Box 335, Eatontown,  New
Jersey 07724 not later than March 31, 1998.

                              BY ORDER OF THE BOARD OF DIRECTORS


                                   /s/ Ernest V. Bencivenga
                                    Ernest V. Bencivenga
                                          Secretary

Dated: July 28, 1997

Important:   Shareholders can help the Directors avoid the  necessity
and  expense  of  sending follow-up letters to  insure  a  quorum  by
promptly  returning the enclosed proxy.  The proxy is  revocable  and
will  not affect your right to vote in person in the event you attend
the  meeting.   You are earnestly requested to sign  and  return  the
enclosed  proxy in order that the necessary quorum may be represented
at  the meeting.  The enclosed addressed envelope requires no postage
and is for your convenience.
PROXY                                                           PROXY

                                  13

<PAGE>

PROXY                                                              PROXY
                     MONMOUTH CAPITAL CORPORATION

               PROXY FOR ANNUAL MEETING OF SHAREHOLDERS
     This Proxy is Solicited on behalf of the Board of Directors

       PLEASE FILL IN, DATE AND SIGN PROXY AND RETURN PROMPTLY


The undersigned hereby appoints EUGENE W. LANDY, ERNEST V. BENCIVENGA and
CHARLES  P.  KAEMPFFER,  and  each  or  any  of  them,  proxies  of   the
undersigned, with full power of substitution, to vote in their discretion
(subject  to  any  direction indicated hereon) at the Annual  Meeting  of
Shareholders to be held at the Company Office on the second floor of  the
PNC  Bank Building, 125 Wyckoff Road, Eatontown, New Jersey, on Thursday,
September 11, 1997, at 4:00 o'clock p.m., and at any adjournment thereof,
upon  matters  properly coming before the meeting, with  all  the  powers
which  the undersigned would possess if personally present, and  to  vote
all shares of stock which the undersigned may be entitled to vote at said
meeting.

<PAGE>

The  Board of Directors recommends a vote FOR items (1) and (2), and  all
shares  represented  by  this Proxy will be  so  voted  unless  otherwise
indicated, in which case they will be voted as marked.

(1)  Election of Directors - Nominees are:  Ernest V. Bencivenga, Anna T.
Chew, Boniface DeBlasio, Charles P. Kaempffer, Eugene W. Landy, Samuel A.
Landy, James E. Mitchell, W. Dunham Morey, Robert G. Sampson and Peter J.
Weidhorn.

      (Instruction:   To  withhold authority to vote for  any  individual
Nominee, write that person's name of the line below:

     ________________________________________________________________

          FOR all Nominees                 WITHHOLD AUTHORITY
        except as Indicated / /       to vote for listed Nominees / /

(2)   Approval of the appointment of Cowan, Gunteski & Co. as Independent
Auditors for the Company for the fiscal year ending
March 31, 1998.

         FOR  / /         AGAINST / /          ABSTAIN / /

(3)   Such  Other  Business as may be brought before the meeting  or  any
adjournment thereof.  The Board of Directors at present knows of no other
business  to be presented by or on behalf of the Company or its Board  of
Directors at the meeting.

Receipt of Notice of Meeting and Proxy Statement is hereby acknowledged.

DATED:____________, 1997.       _____________________________________
                                          Signature

                                _____________________________________
                                          Signature

Important:  Please date this Proxy; sign exactly as your name(s)  appears
hereon.   When signing as joint tenants, all parties to the joint tenancy
should   sign.    When   signing  the  Proxy   as   attorney,   executor,
administrator, trustee or guardian, please give full title as such.





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