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    Brigantine Duplex Investment Opportunity Title is generated by Realmo AI

    30 Lighthouse, Brigantine, NJ 08203

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    Claim this Listing
    For Sale
    $950,000

    MULTI_FAMILY - Brigantine, NJ

    Added:
    May 22, 2026
    Days on Market:
    11
    Last Refresh:
    Jun 1 at 10:06 am

    Property Features for 30 Lighthouse

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Bedrooms
    6
    Bathrooms
    6
    Rooms
    Bathroom 6, Bedroom 5, Bathroom 5, Bedroom 4, Bathroom 4, Bathroom 3, Bedroom 6, Bedroom 3, Bedroom 2, Bathroom 1, Bathroom 2, Bedroom 1
    Patio and Porch features
    Deck
    Exterior features
    Deck, Recreation Area, Sidewalks
    Appliances
    Disposal, Dishwasher, Dryer, Electric Stove, Microwave, Refrigerator, Self Cleaning Oven, Washer
    Standard status
    Active

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    6455

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Electric (Heating), Baseboard
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Number of units
    2

    We can help!

    Listing Contact
    MARIA SACCO HANDLE

    Listing agent MARIA SACCO HANDLE

    Listing office BHHS FOX and ROACH-Margate 9218 VENTNOR AVE, NJ

    Listing date May 22, 2026

    MLS# 608163 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.

    HighLights

    • Immediate rental income from two occupied units with month‑to‑month leases.
    • Downstairs unit is completely remodeled and move‑in ready.
    • Opportunity to add value by renovating the upstairs unit.
    • Each unit features 3 bedrooms, 1 full bath, and 2 half baths.
    • Each unit has private deck space.
    • Located in Brigantine, a desirable shore market.

    Overview

    Located in Brigantine, this duplex at 30 Lighthouse Drive presents an investment opportunity. The property features two units, each with 3 bedrooms, 1 full bath, and 2 half baths, as well as private deck space. Both units are currently occupied by tenants on month-to-month leases, providing immediate rental income. The downstairs unit has been remodeled with updated finishes. The upstairs unit is ready for renovation, offering an opportunity to add value and increase rental potential. This duplex offers income and flexibility in a desirable shore market.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Law Firm Real Estate Agency Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

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

    Location Insight

    • Map
    • Local Demand
    City
    Brigantine
    County
    Atlantic
    State
    New Jersey
    Longitude
    -74.40189
    Latitude
    39.386705

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    FAQs

    What type of property is this?
    Duplex - Two-unit Brigantine duplex with income potential and flexible options.
    Where is this duplex located?
    The property is located at 30 Lighthouse Brigantine, NJ.
    What is the asking price?
    The asking price for this property is $950,000.
    What are key features of this property?
    This property features: Immediate rental income from two occupied units with month‑to‑month leases.; **Downstairs unit is completely remodeled and move‑in ready.**; Opportunity to add value by renovating the upstairs unit.
    (609) 839-0218
    We can help!
    Listing Contact
    MARIA SACCO HANDLE
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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.

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