and Monmouth Real Estate Investment
Corporation.

OCLN
received a grant from the SouthEastern Massachusetts Library System (SEMLS)
to pay for the first year costs of the service.

Borrowing Made Easy -No Late Fees!

To borrow digital audio books from the OCLN eAudio Collection, users browse
the selection of popular titles which range from romance, fiction, and
classics to business, technology , biography, and language instruction.

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, On April 3, 2006, the
Board of Directors of Monmouth Capital Corporation (Nasdaq: MONM) declared a
dividend of $0. Shares Outstanding 3,666,000 3,042,000

Eugene W.

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Landy, President, stated, "Future dividend policy will depend on
the Company's earnings, capital requirements, financial condition,
availability and cost of bank financing and other factors considered relevant
by the Board of Directors.
MONM is part of a family of REITs including UMH Properties, Inc.

The Old Colony Library Network (OCLN) is a cooperative of 28 libraries
located on the South Shore of Massachusetts. "Downloadable audio is commonly available throughout the web
with such services as iTunes and emusic.

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25 a share, payable June 15, 2006 to shareholders of record May
15, 2006.

Monmouth Capital Corporation Reports Year-End Earnings

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" Mr. OCLN selected OverDrive
based on the quality of the titles offered and the ease of use for the
library patron," Mr.

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Eugene W. MONM is seeking new real property acquisitions in a very
competitive market for acquisitions."
Monmouth Capital Corporation is currently operating as a hybrid real
estate investment trust (REIT), investing in real estate equities, mortgages ,
mortgage-backed securities and other REIT securities.

PRESS RELEASE Grant Money Brings Download Audiobook Service to Library Patrons in 26 Massachusetts Communities

, Monmouth Capital
Corporation (Nasdaq: MONM) reported a net income of $1,237,000 or $.06 $.

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"
Monmouth Capital Corporation is currently operating as a diversified real
estate investment trust (REIT), investing in real estate equities, mortgages,
mortgage-backed securities and other REIT securities. and Monmouth Real Estate Investment Corporation.

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Landy also stated, "Monmouth Capital
Corporation is a very small REIT and is a company in transition. Shares Outstanding 3,362,000 2,825,000


For the Quarters Ended December 31,
2004 2003

Total Revenues $1,391,000 $995,000
Total Expenses $1,259,000 $930,000
Net Income $213,000 $28,000
Income Per Share $. Landy, President, stated, "Management is pleased with the
progress made by Monmouth Capital Corporation in 2004.
MONM is part of a family of REITs including United Mobile Homes, Inc.

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(Amex: UMH), which invests in manufactured home communities, and Monmouth Real
Estate Investment Corporation (Nasdaq: MNRTA), which invests in net-leased
industrial properties on long-term leases to investment grade tenants.org. The OCLN Member
Libraries join hundreds of other public libraries across the country,
including New York Public Library, Boston Public Library , and Seattle
Public Library making download audiobooks available to their patrons.45
Weighted Avg. MONM
pursues any real estate opportunities other than the specialized areas of
United Mobile Homes, Inc.

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Monmouth Capital Corporation Declares Dividend

FREEHOLD, N. Management
believes MONM must grow to a $100 million asset REIT in order to operate
efficiently. OCLN membership includes 26
town and city libraries and 2 academic libraries. To access the OCLN eAudio Collection
please visit a member library or http://eaudiocatalog.org/

More information about OCLN can be found at http://ocln. FREEHOLD, N.

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ocln.37 a share
for the year ended December 31, 2004, as compared to $1,283,000 or $.
A summary of significant financial information for the years ended
December 31, 2004 and December 31, 2003 is as follows:


For the year ended For the year ended
December 31, 2004 December 31, 2003

Total Revenues $5,309,000 $3,808,000
Total Expenses $3,937,000 $2,425,000
Net Income $1,237,000 $1,283,000
Net Income Per Share $.

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It is
MONM's intention to pursue any real estate opportunities other than the
specialized areas of UMH Properties, Inc. After 14 days the digital audiobooks are automatically
returned to the system and made available to others.
(Amex: UMH), which invests in manufactured home communities, and Monmouth Real
Estate Investment Corporation (Nasdaq: MNRTA), which invests in net-leased
industrial properties on long-term leases to investment grade tenants.

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J.
The Old Colony Library Network recently
launched a digital audio book service allowing library cardholders to
download audiobooks from the library's website, 24/7. The eAudio catalog can
be accessed at http://eaudiocatalog. Slater added.html.J.

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"The most downloaded include 'The Deepest Water,'
'Sideways,' '1984' and Jane Austen 's 'Pride and Prejudice,'" said David
Slater, Executive Director of the Old Colony Library Network . Libraries must provide these
services to keep current with user expectations.
Check-out is fast and easy: OCLN cardholders enter in their library card
number and PIN. If a title is not
immediately available, users can place a hold and will receive an email
notification when it is available.37 $.01
Weighted Avg.

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org/about.45 a
share for the year ended December 31, 2003 .

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In the car, at work
or on a jog, users can listen to the audiobooks on their PCs, laptops, CD
players , or transfer to supported WMA/MP3 players.





Old Colony eAudio CollectionOverDrive - DLR


Patrons can browse the collection that includes New York Times bestselling
fiction, business, nonfiction, self-improvement and foreign language
learning audio.

As an integral part of the community, OCLN seeks to expand its services to
its patrons. The Company acquired
three new industrial properties during the year which increased the Company's
property holdings by 69% over the prior year.

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