None · Brigantine, NJ 08203

$40,000

1 bd · 1.0 ba · 527 sqft · Condo · 191 Days on market

Built 1987 $67/mo HOA · 4% of rent ↓ 50% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Exclusive LaSammana Timeshare Suite: Your Oceanfront Retreat Awaits! Special Appt. for showing June 8-12, 2026. Please call the agent for more details. --This charming 1-bedroom, 1-bathroom residence offers a cozy retreat with an open floor plan that maximizes space and light. The efficiency kitchen, complete with a refrigerator, stove, and dishwasher, is perfect for culinary adventures. Enjoy your morning coffee on one of the multiple balconies, where you can soak in the fresh air and vibrant neighborhood views. The building features convenient amenities, including 24-hour security, a welcoming lobby desk, and a resident manager, ensuring peace of mind. Sidewalks invite leisurely strol

Key facts

• Multiple balconies
• Efficiency kitchen
• Oceanfront retreat

Tags

• OCEANFRONT RETREAT
• EFFICIENCY KITCHEN
• MULTIPLE BALCONIES
• 24 HOUR SECURITY
• WELCOMING LOBBY DESK
• RESIDENT MANAGER

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; 650 feet of water frontage
• Financial info: Lease not considered
• HOA & community: Annual HOA/Condo fee of $399 (fee covers other/unspecified items)

Exterior

• Parking: Front-entry garage (1 parking space, parking garage)
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water; Municipal trash not provided
• Home design: Penthouse unit in a mid-rise building (5–8 floors); Entry level: 62; Timeshare ownership; Property in excellent condition
• Construction: Estimated major remodel in 1987; Estimated year built source; Wood and shingle roof; Above-grade structure
• Exterior features: Sidewalks; Balcony (multiple balconies); Community pool; Oceanfront location with water orientation

Interior

• Kitchen: Refrigerator; Stove; Dishwasher
• Bedrooms: One bedroom on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Central heating; Central air conditioning; Electric hot water
• Interior features: Efficiency layout with open floor plan; Elevator access; Kitchenette; Furnished
• Laundry & utility: No washer/dryer hook-up in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.4% vs local median 1.1% in Brigantine — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#362 in NJ) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A-; Watch: schools C-, amenities F, commute F.
• Brigantine Public School District (suburban): math 22% / reading 47% proficiency, ranked #289 of 472 in NJ (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 164 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.16% ✓
• Cap rate: 35.40%
• Cash-on-cash: 103.94%
• DSCR: 5.62
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.2%
• Equity multiple: 3.54×
• Total profit: $28,469
• Equity at exit: $5,964

10-year hold

• IRR: 62.2%
• Equity multiple: 7.31×
• Total profit: $70,706
• Equity at exit: $3,458

Cash invested: $11,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08203

• Active inventory: 164
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,663 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$67
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $544

Break-even live

Break-even rent $975

Max offer price $40,000

Occupancy floor 62%

Sensitivity live

Price	-10% $571	-5% $557	+0% $544	+5% $530	+10% $516
Rent	-10% $412	-5% $478	+0% $544	+5% $609	+10% $675
Rate	-1.0pp $564	-0.5pp $554	base $544	+0.5pp $533	+1.0pp $523

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3200 Brigantine Blvd Unit 4 Brigantine, NJ	2.0	1.0	700	$2,600	$3.71	22d	1	0.86mi

HOA detail condo

• Monthly dues: $67 · $804/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-19
   days on market $40,000 Active 191 DOM
2. 2026-06-18
   days on market $40,000 Active 190 DOM
3. 2026-06-17
   days on market $40,000 Active 189 DOM
4. 2026-06-16
   days on market $40,000 Active 188 DOM
5. 2026-06-15
   days on market $40,000 Active 187 DOM
6. 2026-06-14
   days on market $40,000 Active 185 DOM
7. 2026-06-13
   days on market $40,000 Active 184 DOM
8. 2026-06-10
   days on market $40,000 Active 182 DOM
9. 2026-06-09
   days on market $40,000 Active 181 DOM
10. 2026-06-08
    days on market $40,000 Active 180 DOM
11. 2026-06-07
    days on market $40,000 Active 179 DOM
12. 2026-06-03
    days on market $40,000 Active 175 DOM
13. 2026-06-02
    days on market $40,000 Active 174 DOM
14. 2026-06-01
    days on market $40,000 Active 173 DOM
15. 2026-05-31
    days on market $40,000 Active 172 DOM
16. 2026-05-30
    days on market $40,000 Active 171 DOM
17. 2026-03-24
    price $40,000
18. 2026-03-21
    price $50,000
19. 2026-02-02
    price $60,000
20. 2025-12-10
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 8 d/yr ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,953
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$5,318
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − HOA: −$804
• − Depreciation: −$1,164
• Taxable income: $6,634
• Est. tax owed @ 24.0%: −$1,592
• After-tax cash flow: $4,931/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Brigantine Public School District
• NCES district ID: 3402340
• Math proficiency: 22% ▼ -19.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $61,978
• Composite: 30.98/100
• National rank: #6098
• State rank: #289 of 472 in NJ

Livability — Brigantine

• Score: 66/100
• State rank: #362
• US rank: #12110

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A- Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brigantine, NJ
• County: Atlantic County · 143,611 people
• City population: 7,674
• Metro: Atlantic City-Hammonton, NJ
• Population (ZIP): 7,674
• Household income: $97,250
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 347.0

Population outlook (Atlantic County) Hauer SSP2

• Today (2025): 268,948 people
• By 2030: 264,497 · -1.7%
• By 2040: 252,261 · -6.2%
• By 2050: 237,846 · -11.6%
• By 2075: 210,650 · -21.7%
• By 2100: 180,234 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Hispanic / Latino 6% Two or more races 5% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Subsaharan African 2% Iranian 1%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 86% English-only · Other Indo-European 5% Spanish 5% Chinese 1%

Political lean MEDSL · Atlantic

• 2024 margin: Toss-up / Even · D 47.7% · R 50.7% · Other 1.6%
• 2008→2024 swing: -18.1pp toward R · 2008: 15.1pp · 2024: -3.0pp
• All cycles: 2024: R+3.0 2020: D+6.7 2016: D+6.2 2012: D+17.2 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -665.72%
• Current HPI: 435.4265
• Rent YoY: —
• Metro: Atlantic City-Hammonton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

-50.0% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $40,000 BRIGHT MLS
• 2026-03-21 Price Changed $50,000 BRIGHT MLS
• 2026-02-02 Price Changed $60,000 BRIGHT MLS
• 2025-12-10 Listed $80,000 BRIGHT MLS