4901 Harbor Beach Blvd #L7 · Brigantine, NJ 08203-0000

$222,500

1 bd · 1.0 ba · 685 sqft · Condo public records · 81 Days on market

Built 1968 $419/mo HOA · 20% of rent

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.3/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

Key facts

• $419 HOA
• Community pool
• Listed 81 days

Property features AI

Finance

• HOA & community: Monthly association fee; Association fee covers amenities, gas, hot water, insurance, management, maintenance, pool, sewer, trash and water; Association-managed community; Common amenities include pool and tennis court

Exterior

• Parking: Parking pad (exterior)
• Utilities: Public water; Public sewer
• Home design: Condo in Dolphin Cove; Two-story building; Unit is on the first floor; Single-level unit
• Exterior features: Vinyl siding; Parking pad; Pets allowed with restrictions; Not waterfront

Interior

• Kitchen: Gas stove; Microwave; Refrigerator; Self-cleaning oven
• Bedrooms: First-floor unit
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall air-conditioning units
• Interior features: Blinds, curtains and shades; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $222k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (5.1% below list).
• Recommended offer: $204k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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: amenities F, commute F, cost of living 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.
• Zoned schools: Brigantine Community School (math 22% / reading 47%, grade F, #582 of 1,303 statewide, top 49%, 390 students, 31% FRL).
• Market conditions: 2 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 672 units permitted in Atlantic County in 2024 (258 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Atlantic County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $160k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $204,073 (8.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.95% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.01%
• DSCR: 0.91
• GRM: 8.8

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: 5.7%
• Equity multiple: 1.33×
• Total profit: $20,336
• Equity at exit: $100,046

10-year hold

• IRR: 8.7%
• Equity multiple: 2.32×
• Total profit: $81,980
• Equity at exit: $154,182

Cash invested: $62,300 (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 08203-0000

• Active inventory: 2
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,111 medium
• Mortgage (P&I): −$1,167
• Tax from tax record: −$94 /mo · $1,123/yr
• Insurance: −$93
• HOA: −$419
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-104

Break-even live

Break-even rent $2,243

Max offer price $204,073

Occupancy floor 100%

Sensitivity live

Price	-10% $22	-5% $-41	+0% $-104	+5% $-167	+10% $-230
Rent	-10% $-271	-5% $-188	+0% $-104	+5% $-21	+10% $62
Rate	-1.0pp $8	-0.5pp $-48	base $-104	+0.5pp $-162	+1.0pp $-221

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: $55,625
• Closing costs: $6,675
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	23d	1	1.18mi
325 Atlantic Ave Unit 3 Atlantic City, NJ	2.0	1.0	660	$1,675	$2.54	23d	1	1.26mi
101 Boardwalk Atlantic City, NJ	2.0	1.0	645	$2,012	$3.12	15d	3	1.28mi

HOA detail condo

• Monthly dues: $419 · $5,028/yr
• Likely covers: watersewertrashelectriccablepool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-05-31
   days on market $222,500 Under Contract 81 DOM
2. 2026-05-30
   days on market $222,500 Under Contract 80 DOM
3. 2026-04-01
   historical Under Contract
4. 2026-03-26
   price $222,500
5. 2026-03-11
   listed $227,500 Active
6. 2025-12-10
   historical 646-char remark

   Show marketing remark (646 chars)

   Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

7. 2025-11-06
   price $230,000 646-char remark

   Show marketing remark (646 chars)

   Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

8. 2025-10-13
   price $234,000 646-char remark

   Show marketing remark (646 chars)

   Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

9. 2025-09-16
   price $238,500 646-char remark

   Show marketing remark (646 chars)

   Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

10. 2025-08-31
    price $234,000 646-char remark

    Show marketing remark (646 chars)

    Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

11. 2025-06-05
    price $238,500 646-char remark

    Show marketing remark (646 chars)

    Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

12. 2025-05-07
    price $245,000 646-char remark

    Show marketing remark (646 chars)

    Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

13. 2025-04-23
    listed $250,000 Active 646-char remark

    Show marketing remark (646 chars)

    Enjoy carefree beach living in this turnkey 1 BR 1 BA 1st floor unit in Dolphin Cove. All appliances & a/c units less than 1 year old. Bathroom remodeled in 2024. New flooring, paint & even electrical panel brand new! Large storage closet with built in shelves. Beautifully furnished with Ikea Dining Table & queen sleeper sofa in living room. Steps to the pristine south end beaches, complex has fantastic pool, tennis courts, pickleball, on site laundry & storage facility. HOA includes all amenities, heat, water, sewer, trash & basic cable TV. Now is the time to get your slice of heaven in Brigantine! REDUCED!!

14. 2023-04-03
    soldstatus $160,000
15. 2023-03-10
    soldstatus $160,000 Sold 296-char remark

    Show marketing remark (296 chars)

    * * * INVESTOR OPPORTUNITY * * * * FIRST FLOOR GREAT TENANT AND A GREAT PAY $1050 mnthly!! SELLER IS SELLING WITH THE TENANT IN PLACE, SIX MONTHS LEFT ON LEASE. Close to beach, tennis court, pickleball courts, community center, shopping and restaurants! AC just a short Uber ride away. .. ..

16. 2023-01-20
    historical Under Contract 296-char remark

    Show marketing remark (296 chars)

    * * * INVESTOR OPPORTUNITY * * * * FIRST FLOOR GREAT TENANT AND A GREAT PAY $1050 mnthly!! SELLER IS SELLING WITH THE TENANT IN PLACE, SIX MONTHS LEFT ON LEASE. Close to beach, tennis court, pickleball courts, community center, shopping and restaurants! AC just a short Uber ride away. .. ..

17. 2022-12-04
    listed $159,900 Active 296-char remark

    Show marketing remark (296 chars)

    * * * INVESTOR OPPORTUNITY * * * * FIRST FLOOR GREAT TENANT AND A GREAT PAY $1050 mnthly!! SELLER IS SELLING WITH THE TENANT IN PLACE, SIX MONTHS LEFT ON LEASE. Close to beach, tennis court, pickleball courts, community center, shopping and restaurants! AC just a short Uber ride away. .. ..

18. 2022-12-04
    historical

    Show marketing remark (296 chars)

    * * * INVESTOR OPPORTUNITY * * * * FIRST FLOOR GREAT TENANT AND A GREAT PAY $1050 mnthly!! SELLER IS SELLING WITH THE TENANT IN PLACE, SIX MONTHS LEFT ON LEASE. Close to beach, tennis court, pickleball courts, community center, shopping and restaurants! AC just a short Uber ride away. .. ..

19. 2022-10-21
    price $159,900
20. 2022-10-20
    price $165,900
21. 2022-10-08
    price $160,000
22. 2022-09-16
    price $165,900
23. 2022-06-22
    listed $176,000 Active
24. 2021-05-10
    soldstatus $114,000 Sold
25. 2021-04-06
    historical Under Contract
26. 2021-03-05
    listed $119,500 Active
27. 2005-10-27
    soldstatus $155,000
28. 2005-08-26
    soldstatus $155,000
29. 2005-08-10
    historical
30. 2005-07-15
    listed $174,000
31. 2005-05-18
    soldstatus $124,900
32. 2005-04-08
    historical
33. 2005-01-11
    listed $124,900
34. 2002-11-18
    soldstatus $70,000
35. 2002-09-17
    historical
36. 2002-08-31
    listed $72,500
37. 2001-09-14
    soldstatus $50,000
38. 2001-08-15
    historical
39. 2001-04-13
    listed $52,900

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

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $1,123 · $94/mo
• Projected year-2 tax: $3,332 · $278/mo
• Expected delta: +$2,209/yr (+$184/mo · 196.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,334
• − Mortgage interest: −$12,463
• − Property taxes: −$1,123
• − Insurance: −$1,112
• − Repairs & maintenance: −$2,027
• − Management: −$2,027
• − HOA: −$5,028
• − Depreciation: −$6,473
• Taxable loss: −$4,919
• Est. tax savings @ 24.0%: +$1,181
• After-tax cash flow: $-71/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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

+320.6% since first listed

37 events — show timeline

• 2026-04-01 Contingent — SJSRMLS
• 2026-03-26 Price Changed $222,500 SJSRMLS
• 2026-03-11 Listed $227,500 SJSRMLS
• 2025-12-10 Listing Removed — SJSRMLS
• 2025-11-06 Price Changed $230,000 SJSRMLS
• 2025-10-13 Price Changed $234,000 SJSRMLS
• 2025-09-16 Price Changed $238,500 SJSRMLS
• 2025-08-31 Price Changed $234,000 SJSRMLS
• 2025-06-05 Price Changed $238,500 SJSRMLS
• 2025-05-07 Price Changed $245,000 SJSRMLS
• 2025-04-23 Listed $250,000 SJSRMLS
• 2023-04-03 Sold (Public Records) $160,000 Public Records
• 2023-03-10 Sold (MLS) $160,000 SJSRMLS
• 2023-01-20 Contingent — SJSRMLS
• 2022-12-04 Listing Removed — SJSRMLS
• 2022-12-04 Listed $159,900 SJSRMLS
• 2022-10-21 Price Changed $159,900 SJSRMLS
• 2022-10-20 Price Changed $165,900 SJSRMLS
• 2022-10-08 Price Changed $160,000 SJSRMLS
• 2022-09-16 Price Changed $165,900 SJSRMLS
• 2022-06-22 Listed $176,000 SJSRMLS
• 2021-05-10 Sold (MLS) $114,000 SJSRMLS
• 2021-04-06 Contingent — SJSRMLS
• 2021-03-05 Listed $119,500 SJSRMLS
• 2005-10-27 Sold (Public Records) $155,000 Public Records
• 2005-08-26 Sold (MLS) $155,000 SJSRMLS
• 2005-08-10 Listing Removed — SJSRMLS
• 2005-07-15 Listed $174,000 SJSRMLS
• 2005-05-18 Sold (MLS) $124,900 SJSRMLS
• 2005-04-08 Listing Removed — SJSRMLS
• 2005-01-11 Listed $124,900 SJSRMLS
• 2002-11-18 Sold (MLS) $70,000 SJSRMLS
• 2002-09-17 Listing Removed — SJSRMLS
• 2002-08-31 Listed $72,500 SJSRMLS
• 2001-09-14 Sold (MLS) $50,000 SJSRMLS
• 2001-08-15 Listing Removed — SJSRMLS
• 2001-04-13 Listed $52,900 SJSRMLS

Property tax history

+1.2%/yr

Latest (2025): $1,123 · +3.9% YoY. Source: county tax records.