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    The Largest CRE Database in the US with Over 1 Million Listings

    250 S 8Th St Brigantine, NJ 08203

    Sponsored
    For Sale
    $849,900

    1 To 6,000 Sqft - Brigantine, NJ

    Days on Market:
    28
    Last Refresh:
    Mar 2 at 8:06 am

    Property Features for 250 S 8Th St

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    Zoning
    Residential
    Exterior features
    Curb, Sidewalks

    We can help!

    Listing Contact
    MICHAEL RIORDAN

    Keller Williams Realty Atlantic Shore (609) 839-7904

    Listing agent MICHAEL RIORDAN (609) 266-7676 License #1861192

    Listing date Feb 3, 2026

    MLS# 604408 Listing URL

    Copyright © 2026 South Jersey Shore Regional MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Beach Block Lot in Brigantine

    This beach block lot, situated just a few properties from the beach, offers an opportunity to build an ocean-view home. Located in the center of town, it is near amenities such as WaWa, LaScala’s Beach House, shops, restaurants, Ola Kai Fitness, and St. Thomas Church. The property is suitable for constructing a custom home with potential for a backyard in-ground pool. Plans are available for a home featuring six bedrooms, four full bathrooms, and an elevator. The design includes a great room with a gourmet kitchen, a large center island, custom trimwork, and an open layout. Sliding doors lead to a front deck. The third floor could accommodate a primary suite with a luxurious master bath and a private balcony, along with an additional en-suite bedroom. The second floor could include two more bedrooms and a full bath, while the first floor could feature two bedrooms, a second living/TV room, and a mud/laundry room equipped with a full-size washer/dryer and tankless hot water heater. A door could lead to a rear deck and backyard area suitable for outdoor dining and a BBQ area. The lot size is approximately 0 acres.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Skin Care Clinic

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Brigantine
    County
    Atlantic
    State
    New Jersey
    Longitude
    -74.3688201
    Latitude
    39.4047456

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    FAQs

    What type of property is this?
    Residential land & home lot - Ocean-view lot near amenities, ideal for building a dream home.
    Where is this residential land & home lot located?
    The property is located at 250 S 8Th St Brigantine, NJ.
    What is the asking price?
    The asking price for this property is $849,900.
    What are key features of this property?
    This property features: - Beach block location, with ocean views just steps from the sand.; - New construction, **luxury home built by Burns Klemm Custom Home Builders.**; - **6 bedrooms and 4 full bathrooms**, including a primary suite with a private balcony.
    (609) 339-6004
    Request Owner's contact information
    250 S 8Th St Brigantine, NJ 08203
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    Brigantine, NJ 08203
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    250 S 8Th St Brigantine, NJ 08203
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    We can help!
    Listing Contact
    MICHAEL RIORDAN
    Real Estate License ID: 1861192
    (609) 339-6004 (609) 266-7676
    Learn more
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