MONMOUTH REAL ESTATE INVESTMENT CORP
DEF 14A, 2000-03-20
REAL ESTATE INVESTMENT TRUSTS
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           MONMOUTH REAL ESTATE INVESTMENT CORPORATION
                  A Real Estate Investment Trust
      Juniper Business Plaza, 3499 Route 9 North, Suite 3-C
                   Freehold, New Jersey  07728


             NOTICE OF ANNUAL MEETING OF SHAREHOLDERS

      Notice  is  hereby  given that the  Annual  Meeting  of
Shareholders  of Monmouth Real Estate Investment  Corporation
(the  Company) will be held on Thursday, April 27,  2000,  at
4:00  p.m. at the offices of the Company at Juniper  Business
Plaza,  3499 Route 9 North, Suite 3-C,  Freehold, New Jersey,
for the following purposes:

      1.   To elect eight Directors, the  names  of  whom
           are  set  forth   in  the  accompanying  proxy
           statement, to serve  for the ensuing year; and

      2.   To  ratify  the  appointment  of  KPMG  LLP as
           independent auditors for the Company  for  the
           fiscal year ending September 30, 2000; and

      3.   To  transact  such  other   business   as  may
           properly  come  before  the  meeting  and  any
           adjournments 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 March 14, 2000  will  be
entitled  to  vote  at  the meeting and at  any  adjournments
thereof.

      IF  YOU ARE UNABLE TO BE PRESENT IN PERSON, 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/ Eugene W.Landy
                                   EUGENE W. LANDY
                                President and Director
March 22, 2000

<PAGE>

           MONMOUTH REAL ESTATE INVESTMENT CORPORATION
      Juniper Business Plaza, 3499 Route 9 North, Suite 3-C
                   Freehold, New Jersey 07728

                         PROXY STATEMENT
                  Annual Meeting of Shareholders
                            April 27, 2000

     This Proxy Statement is furnished in connection with the
solicitation  by  the  Board of Directors  of  Monmouth  Real
Estate Investment Corporation (the Company) of proxies to  be
voted at the Annual Meeting of Shareholders of the Company to
be  held  on April 27, 2000, 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 March 22, 2000 to  shareholders  of
record March 14, 2000.

      A  copy  of  the  Annual  Report,  including  financial
statements,  was mailed to all shareholders of record  on  or
about February 24, 2000.

      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  the  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 $.01 par  value  common
stock (Common Stock) of record as of the close of business on
March 14, 2000, are entitled to vote at the Annual Meeting of
Shareholders.  As of the record date, there were  issued  and
outstanding  8,005,916  shares of Common  Stock,  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.   An
affirmative vote of 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 eight Directors.  The
proxy  will  be voted for the election of the eight  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.   Ara K. Hovnanian, who has been a Director since 1989,
will  not  stand  for  re-election due to extensive  business
travel,  and  W. Dunham Morey, who has been a Director  since
1968, will not stand for re-election for health reasons.  The
Board  of Directors has reduced the number of Directors  from
ten  to  eight.  There are no current plans to  increase  the
size of the Board at this time.  If for any reason any of the
said  eight  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 eight  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
Capital  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  Real  Estate  Investment
Corporation.   In  most  respects,  the  activities  of   the
Company,  United  Mobile  Homes, Inc.  and  Monmouth  Capital
Corporation  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

      The  Board of Directors met four times during the  last
fiscal  year.  No Directors attended fewer than  75%  of  the
meetings.

      The  Company  has a standing Audit Committee,  a  Stock
Option  Committee and  a Compensation 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 Daniel  D.  Cronheim,
both  of  whom  are  outside Directors, serve  on  the  Audit
Committee.

      The  Stock  Option  Committee,  which  administers  the
Company's Stock Option Plan, met once during the last  fiscal
year.  Boniface DeBlasio and Daniel D. Cronheim serve on  the
Stock Option Committee.

      The Compensation Committee, which makes recommendations
to the Directors concerning compensation, met once during the
last  fiscal year.  Daniel D. Cronheim and Robert G.  Sampson
serve on the Compensation Committee.


                                3

<PAGE>


                        NOMINEES FOR DIRECTOR


                  Present Position with the Company;
                   Business Experience During Past     Director
Nominee; Age       Five Years; Other Directorships      Since


Ernest V.         Treasurer  (1968 to  present)  and     1968
Bencivenga        Director.    Financial  Consultant
(82)              (1976  to present); Treasurer  and
                  Director  (1961  to  present)  and
                  Secretary  (1967  to  present)  of
                  Monmouth    Capital   Corporation;
                  Director  (1969  to  present)  and
                  Secretary/Treasurer    (1984    to
                  present)  of United Mobile  Homes,
                  Inc.

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

Daniel D.         Director.    Attorney   at    Law,    1989
Cronheim          Daniel D. Cronheim, Esq. (1982  to
(45)              present);      Executive      Vice
                  President  (1989 to  present)  and
                  General  Counsel (1983 to present)
                  of David Cronheim Company.

Boniface DeBlasio Director.   Chairman of the  Board    1968
(79)              (1968  to  present)  and  Director
                  (1961   to  present)  of  Monmouth
                  Capital Corporation.

Charles P         Director.    Investor;    Director    1974
Kaempffer         (1970   to  present)  of  Monmouth
(62)              Capital    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).


                                4

<PAGE>


                NOMINEES FOR DIRECTOR (continued)


                  Present Position with the Company;
                   Business Experience During Past    Director
Nominee; Age       Five Years; Other Directorships      Since

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

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

Robert G. Sampson Director.    Investor;    Director   1968
(74)              (1963   to  present)  of  Monmouth
                  Capital    Corporation;   Director
                  (1969   to   present)  of   United
                  Mobile    Homes,   Inc.;   General
                  Partner   (1983  to  present)   of
                  Sampco,    Ltd.,   an   investment
                  group.


  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 KPMG LLP as
Independent  Auditors  for the Company  for  the  purpose  of
making  the  annual  audit of the books  of  account  of  the
Company   for  the  year  ending  September  30,   2000   and
shareholder approval of said appointment is requested.   KPMG
LLP served as Independent Auditors of the Company since 1994.
There are no affiliations between the Company and KPMG   LLP,
its   partners,  associates  or  employees,  other  than  its
employment as Independent Auditors for the Company.  KPMG LLP
informed  the  Company  that it has  no  direct  or  indirect
financial interest in the Company.  The Company does expect a
representative  of  KPMG  LLP to be  present  at  the  Annual
Meeting  either  to  make  a  statement  or  to  respond   to
appropriate questions.

      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  KPMG   LLP
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


      As of February 15, 2000, no person owned of record,  or
was  known by the Company to own beneficially, more than five
percent (5%) of the shares of the Company.


                                6

<PAGE>

          INFORMATION RESPECTING DIRECTORS AND OFFICERS

      As  of  February 15, 2000, the Directors and  Officers,
individually and as a group, beneficially owned Common  Stock
as follows:

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

Ernest V. Bencivenga           10,642 (2)            0.13%
Anna T. Chew                   18,411 (3)            0.23%
Daniel D. Cronheim             21,284 (4)            0.27%
Boniface DeBlasio              10,788 (5)            0.13%
Charles P. Kaempffer           37,267 (6)            0.47%
Eugene W. Landy               375,035 (7)(10)        4.68%
Samuel A. Landy               142,348 (8)            1.78%
Robert G. Sampson              76,951 (9)            0.96%

Directors & Officers
as a Group                    692,726 (10)           8.65%



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

(2) Excludes  15,000  shares issuable upon exercise  of  stock
    option.

(3) Held  jointly  with  Ms.  Chew's husband;  includes  5,263
    shares  held  in Ms. Chew's 401(k) Plan.  Excludes  15,000
    shares issuable upon exercise of stock option.

(4) Excludes  15,000  shares issuable upon exercise  of  stock
    option.

(5) Excludes  15,000  shares issuable upon exercise  of  stock
    option.

(6) Includes (a) 14,290 shares owned by Mr. Kaempffer's  wife;
    (b)  1,080  shares in joint name with Mrs. Kaempffer;  and
    (c)  2,425 shares held in the Charles P. Kaempffer Defined
    Benefit  Pension  Plan of which Mr. Kaempffer  is  Trustee
    with  power to vote.  Excludes 15,000 shares issuable upon
    exercise of stock option.

(7) Includes (a) 83,082 shares owned by Mr. Landy's wife;  (b)
    141,691  shares  held in the Landy & Landy Profit  Sharing
    Plan  of which Mr. Landy is a Trustee with power to  vote;
    and  (c)  108,111 shares held in the Landy & Landy Pension
    Plan  of which Mr. Landy is a Trustee with power to  vote.
    Excludes    41,204  shares  held  by  Mr.  Landy's   adult
    children  in  which he disclaims any beneficial  interest;
    and   excludes  150,000 shares issuable upon  exercise  of
    stock option.

(8) Includes  (a) 3,684 shares owned by Mr. Landy's wife;  (b)
    43,875  shares held in custodial accounts for Mr.  Landy's
    minor  children under the NJ Uniform Transfers  to  Minors
    Act  in which he disclaims any beneficial interest but has
    power  to  vote;  (c)  1,000 shares in  the  Samuel  Landy
    Family  Limited Partnership; and (d) 15,803   shares  held
    in  Mr.  Landy's  401(k)  Plan.   Excludes  15,000  shares
    issuable upon exercise of stock option.

(9) Includes  (a) 500 shares owned by Mr. Sampson's wife;  and
    (b)  13,273  shares  held by Sampco,  Ltd.  in  which  Mr.
    Sampson  has  a  beneficial  interest.   Excludes   15,000
    shares issuable upon exercise of stock option.

(10) Excludes  338,111  shares (4.22%) owned by  United  Mobile
    Homes,  Inc.   Eugene  W. Landy owns beneficially  12%  of
    United Mobile Homes, Inc.


                                 7

   <PAGE>


                     EXECUTIVE COMPENSATION

Summary Compensation Table.

       The   following  Summary  Compensation   Table   shows
compensation  paid  or accrued by the Company  to  its  Chief
Executive  Officer  for services rendered during  the  fiscal
years  ended September 30, 1999, 1998 and 1997.   Because  no
other  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.

Name and                  Annual Compensation
Principal Position       Year   Salary    Bonus      Other

Eugene W. Landy          1999  $110,000   None    $ 79,700(1)
Chief Executive Officer  1998  $ 27,500  $55,000  $165,700
                         1997    None    $50,000  $200,700


(1)   Represents Director's fees of $3,200 paid to Mr. Landy,
legal fees of $17,500 paid to the firm of Landy & Landy,  and
$59,000  accrual for pension and other benefits in accordance
with Mr. Landy's employment contract.

Compensation of Directors

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

Stock Option Plan

      On  April  24,  1997,  the  shareholders  approved  and
ratified the Company's 1997 Stock Option Plan authorizing the
grant  to  officers, directors and key employees  options  to
purchase  up to 750,000 shares of common stock.  Options  may
be granted any time up to December 31, 2006.  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.

     There  were  no  stock options granted to the  executive
officer  named in the Summary Compensation Table  during  the
year ended September 30, 1999.


                                8
<PAGE>


      The  following  table  sets forth,  for  the  executive
officer  named in the Summary Compensation Table, information
regarding stock options outstanding at September 30, 1999:


                                                                 Value of
                                                                Unexercised
                                                                  Options
                                      Number of Unexercised     at Year-End
                  Shares      Value   Options  at Year-End      Exercisable/
Name             Exercised  Realized Exercisable/Unexercisable Unexercisable

Eugene W. Landy    -0-        N/A        150,000/-0-              $-0-/$-0-


Employment Agreement

      On  December 9, 1994, the Company and Eugene  W.  Landy
entered  into an Employment Agreement under which  Mr.  Landy
receives  an  annual  base compensation (management  fee)  of
$110,000  (as  amended)  plus bonuses  and  customary  fringe
benefits,   including  health  insurance  and   five   weeks'
vacation.  Additionally, there will be bonuses voted  by  the
Board  of  Directors.  The Employment Agreement is terminable
by  either  party  at  any  time subject  to  certain  notice
requirements.

      On  severance of employment for any reason,  Mr.  Landy
will  receive  severance  of  $300,000  payable  $100,000  on
severance  and $100,000 on the first and second anniversaries
of severance.

      In  the  event of disability, Mr. Landy's  compensation
shall continue for a period of three years, payable monthly.

      On  retirement, Mr. Landy shall receive  a  pension  of
$40,000   a   year   for  ten  years,  payable   in   monthly
installments.

       In   the   event  of  death,  Mr.  Landy's  designated
beneficiary  shall  receive $300,000,  $150,000  thirty  days
after death and the balance one year after death.

      The  Employment Agreement terminated December 31, 1999,
and  was  automatically renewed and extended for  a  one-year
period.   Thereafter,  the term of the  Employment  Agreement
shall  be  automatically renewed and extended for  successive
one-year periods.


                                9

<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.

       Cronheim  Management  Services  received  the  sum  of
$161,146  in 1999  for management fees.  Effective August  1,
1998, the Company entered into a new management contract with
Cronheim  Management Services.  Under this contract, Cronheim
Management  Services receives 3% of gross rental  income  for
management fees.  Cronheim Management Services provides  sub-
agents as regional managers for the Company's properties  and
compensates  them  out  of this management  fee.   Management
believes  that the aforesaid fees are no more than  what  the
Company  would  pay for comparable services  elsewhere.   The
David  Cronheim  Company received $136,229 in commissions  in
1999.


     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   compensation.    The   Compensation
Committee  takes  into consideration three major  factors  in
setting compensation.

      The  first consideration is the overall performance  of
the Company.  The Board 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.   Increases  in  funds  from  operations,   the
enhancement  of  the  Company's  equity  portfolio,  and  the
success of the Dividend Reinvestment and Stock Purchase  Plan
all   contribute  to  increases  in  stock  prices,   thereby
maximizing shareholders' return.

      The second consideration is the individual achievements
made  by  each officer.  The Company is a small  real  estate
investment trust (REIT).  The Board of Directors 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.  In this regard, the REIT  industry
maintains excellent statistics.


                               10

<PAGE>

     Evaluation

       The  Company's  funds  from  operations  continue   to
increase.   The Committee reviewed the growth of the  Company
and  progress  made  by  Eugene  W.  Landy,  Chief  Executive
Officer.  Mr. Landy is under an employment agreement with the
Company.    His  base  compensation under  his  contract  was
increased in 1997 to $110,000 per year.


                  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  NAREIT  All  REIT Total Return Index, published  by  the
National   Association  of  Real  Estate  Investment   Trusts
(NAREIT),  and  the S&P 500 Index for the same  period.   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.


               Monmouth Real Estate
     Year    Investment Corporation    NAREIT     S&P 500


     1994             100               100         100
     1995              96               112         130
     1996             110               134         156
     1997             141               187         219
     1998             144               160         239
     1999             137               146         305


                               11

<PAGE>


         CERTAIN RELATIONSHIPS AND RELATED TRANSACTIONS


     The Board of Directors of the Company has granted Eugene
W.  Landy, President, a loan of $100,000 at an interest  rate
of  10% due May 23, 2000.  Principal and accrued interest are
payable at maturity.

      There  is  no family relationship between  any  of  the
Directors  or Executive Officers of the Company, except  that
Samuel  A.  Landy, Director, is the son of Eugene  W.  Landy,
President  and Director of the Company.  Daniel D.  Cronheim,
Director, is the son of  Robert Cronheim, President of  David
Cronheim Company, the Real Estate Advisor to 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.


                             GENERAL

      The  Board of Directors knows of no other matters other
than  those  stated in the Proxy Statement which  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 matter 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  September  30,
1999  (as filed with the Securities and Exchange Commission),
including  the  financial statements and  schedules  thereto.
All  such requests should be directed to Monmouth Real Estate
Investment  Corporation,  Attention:  Shareholder  Relations,
Juniper  Business  Plaza,  3499 Route  9  North,  Suite  3-C,
Freehold, NJ  07728.


                               12
<PAGE>


        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.

                      SHAREHOLDER PROPOSALS

      In  order for Shareholder Proposals for the 2001 Annual
Meeting of Shareholders to be eligible for inclusion  in  the
Company's 2001 Proxy Statement, they must be received by  the
Company at its principal office at 3499 Route 9 North,  Suite
3-C,  Freehold, New Jersey 07728 not later than  October  30,
2000.

                           BY ORDER OF THE BOARD OF DIRECTORS


                                 /s/ Eugene W. Landy
                                    EUGENE W. LANDY
                                 President and Director


Dated:   March 22, 2000



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 present at  the  meeting.   The
enclosed  addressed envelope requires no postage and  is  for
your convenience.


                               13
 <PAGE>


PROXY                                                    PROXY
           MONMOUTH REAL ESTATE INVESTMENT CORPORATION
                 A Real Estate Investment Trust

            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,  SAMUEL  A.
LANDY  and  ERNEST V. BENCIVENGA, 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 at Juniper Business Plaza,  3499
Route  9 North, Suite 3-C, Freehold, New Jersey, on Thursday,
April  27, 2000, at 4:00 o'clock p.m., and at any adjournment
thereof,  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, Daniel D. Cronheim, Boniface
     DeBlasio, Charles P. Kaempffer, Eugene W. Landy,
     Samuel A. Landy and Robert G. Sampson.
     (Instruction: To withhold authority to vote for any
     individual Nominee, write that person's name on the
     line below.)

     _______________________________________________________

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

           /  /                         /  /

(2)  Approval of the appointment of KPMG LLP as Independent
     Auditors for the Company for the fiscal year ending
     September 30, 2000.

      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:_____________________________________, 2000.

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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