MONMOUTH CAPITAL CORP
DEF 14A, 1998-08-17
REAL ESTATE
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                  MONMOUTH CAPITAL CORPORATION
                        125 Wyckoff Road
                   Eatontown, New Jersey 07724
                                

            NOTICE OF ANNUAL MEETING OF SHAREHOLDERS
                       SEPTEMBER 24, 1998

      Notice  is  hereby  given  that the  thirty-seventh  Annual
Meeting  of  Shareholders (Annual Meeting)  of  Monmouth  Capital
Corporation  (Company)  will be held on Thursday,  September  24,
1998,  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 and Co. as Independent Auditors for the Company for the
            fiscal year ending March 31, 1999; and
          
          3.   To transact such other business as may properly come before
            the Annual Meeting and any adjournment thereof.

      The  minute books containing the minutes of the last Annual
Meeting of Shareholders, and the minutes 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  August
10,  1998  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

August 17, 1998

<PAGE>

                   MONMOUTH CAPITAL CORPORATION
                        125 Wyckoff Road
                   Eatontown, New Jersey 07724

                         PROXY STATEMENT
                 ANNUAL MEETING OF SHAREHOLDERS
                       SEPTEMBER 24, 1998


      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
24,  1998, 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  August  17,  1998  to
shareholders of record August 10, 1998.

     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  August
10,  1998,  are  entitled  to  vote  at  the  Annual  Meeting  of
Shareholders.  As of the record date, there were 1,489,658 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
herein,  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.


   Committees of the Board of Directors and Meeting Attendance

     During the last fiscal year ended March 31, 1998, 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.

                                 2

<PAGE>

      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,  both  of  whom  are
outside Directors, 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 Five  Director  
Nominee; Age            Years; Other Directorships        Since
                                                             
Ernest V.         Treasurer (1961 to present), Secretary   1961
Bencivenga        (1967   to   present)  and   Director.     
(80)              Financial    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
(40)              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          Chairman   of  the  Board   (1968   to   1961
DeBlasio          present) and Director.  Director (1968
(77)              to  present)  of Monmouth Real  Estate
                  Investment Corporation.
                  
Charles P.        Director.  Investor; Director (1974 to   1970
Kaempffer         present)   of  Monmouth  Real   Estate
(61)              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).
                  
Eugene W. Landy   President   (1961  to   present)   and   1961
(64)              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.
                  
                                 4

<PAGE>
                                                          
                    NOMINEES FOR DIRECTOR (continued)        
                                                             
                                                             
                    Present Position with the Company;       
                   Business Experience During Past Five   Director
  Nominee; Age        Years; Other Directorships           Since
                                                             
Samuel A. Landy   Director.     President     (1995 to      1994
(38)              present),  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.          Director.  General Partner of Mitchell   1994
Mitchell          Partners, L.P.; Chairman of the  Board
(57)              of     First     Balboa     Securities
                  Corporation,       a        securities
                  broker/dealer.
                  
W. Dunham Morey   Director.       Certified       Public   1961
(78)              Accountant; Director (1968 to present)
                  of  Monmouth  Real  Estate  Investment
                  Corporation.
                  
Robert G.         Director.  Investor; Director (1968 to   1963
Sampson           present)   of  Monmouth  Real   Estate
(72)              Investment Corporation; Director (1969
                  to  present)  of United Mobile  Homes,
                  Inc.;   General   Partner   (1983   to
                  present)    of   Sampco,   Ltd.,    an
                  investment group.
                  
Peter J.          Director.  Chairman, President and CEO   1994
Weidhorn          of   WNY  Group,  Inc.;  Chairman   of
(51)              CentraState Healthcare Systems.
                  
                                
  THE BOARD OF DIRECTORS RECOMMENDS A VOTE "FOR" THIS PROPOSAL
                
                                 5

<PAGE>


                           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, 1999, 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
                                
                     PRINCIPAL SHAREHOLDERS
                                
     On July 15, 1998, no person owned of record, or was known by
the  Company to own beneficially, more than five percent  of  the
common stock of the Company, except the following:

Name of Beneficial Owner    Shares Owned Beneficially(1)    Percent of Class
Eugene W. Landy                       189,440                    12.72%
20 Tuxedo Road, Rumson, NJ  07760

Group consisting of Walter,           117,810 (2)                 7.91%
Carucci, Carucci Family Partners,
and Carr Securities Corp.
1 Penn Plaza, New York, NY  10114

Group consisting of Paul H. O'Leary,   86,788 (2)                 5.83%
Raffles Associates, L.P.and Channel
Partnership II
1 Penn Plaza, Suite 4720
New York, NY  10119

James E. Mitchell and Mitchell         78,681 (2)                 5.28%
Partners, L.P.
611 Anton Blvd., Costa Mesa, CA 92626

(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  15,  1998,  the  Officers  and  Directors,
individually and as a group, beneficially owned Common  Stock  of
the Company as follows:

Name of Beneficial Owner     Shares Owned Beneficially(1)   Percent of Class
Ernest V. Bencivenga                 6,213 (2)                   0.42%
Anna T. Chew                         8,230 (3)                   0.55%
Boniface DeBlasio                   30,026 (4)                   2.01%
Charles P. Kaempffer                15,331 (5)                   1.03%
Eugene W. Landy                    189,440 (6)                  12.72%
Samuel A. Landy                     58,503 (7)                   3.93%
James E. Mitchell                   78,681 (8)                   5.28%
W. Dunham Morey                     50,600                       3.39%
Robert G. Sampson                   16,986                       1.14%
Peter J. Weidhorn                   36,000                       2.42%
                                  ________                     ______
Directors and Officers
  as a Group                       490,010                      32.89%


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

(2)  Includes 4,909 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) 6,963 shares held by Mr. Landy's wife;(b)31,227
     shares held in the Landy & Landy Employees' Pension Plan, of
     which Mr. Landy is a Trustee with power to vote;  (c) 56,065
     shares held in the Landy &  Landy  Employees' Profit Sharing
     Plan of which Mr. Landy is Trustee with power to vote.

(7)  Includes  (a) 12,013  shares  held by  Mr. Landy's wife; (b)
     12,891 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) 23,346  shares  in  the   Samuel  Landy  Family  Limited
     Partnership.

(8)  Includes 73,991 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, 1998, 1997  and
1996.  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                  1998        None      None     $58,200
Chief Executive Officer          1997        None      None     $71,700
                                 1996        None      None     $63,530

(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.  Canceled or expired options
are added back to the "pool" of shares available under the Plan.

      As of August 10, 1998, there were 55,000 shares exercisable
and 245,000 shares available under the Plan.  The following is  a
summary of stock options outstanding:

                        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
      4/8/98                2          20,000        $2.75     4/8/2003
                                      _______                                
                                       55,000

                                        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
$8,200  in  director's and legal fees for a total of $58,200  for
the year ended March 31, 1998.

                                 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

   1993               100                100             100
   1994               130                108             104
   1995               117                120             117
   1996               138                163             161
   1997               131                181             207
   1998               108                275             320

                                 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 $129,603 for the year ended March  31,  1998.
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 $102,300 for the
year ended March 31, 1998.

      During  fiscal 1998, MHS sold to United four  homes  for  a
total  sales  price  of  $90,532  at  MHS's  cost.   These  sales
represented 2% 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, 1998, MHS acquired certain
inventory  from  United.  These purchases amounted  to  $133,791,
representing  3.5% of total purchases made by MHS  during  fiscal
1998.   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, 1998 amounted  to
$110,200.   Eugene  W. Landy, President of the Company,  received
$53,200 in management and Director's fees during the fiscal  year
ended  March  31, 1998.  In addition, the firm of Landy  &  Landy
received $5,000 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, except  that  James
Mitchell and Mitchell Partners failed to file two reports on Form
4 on a timely basis.

                          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, 1998 (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  1999  Annual
Meeting  of  Shareholders to be eligible  for  inclusion  in  the
Company's  1999  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, 1999.

                              BY ORDER OF THE BOARD OF DIRECTORS


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

Dated: August 17, 1998

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.

                                  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 24, 1998, 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, 1999.

         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:____________, 1998.       _____________________________________
                                          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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