Renovated 7-Unit Apartment
For Sale
$1,199,999
4 N Brighton Ave, Atlantic City, NJ 08401
Updated in 2025 with separate utilities and a blended long-term and short-term rental profile.
Property Size5,000 SF
Price / SF$239
Days on Market16
Property Features for 4 N Brighton Ave
General Information
Standard status
Active
Size
5,000 SF
Additional Details
Multifamily Units
7
Building Details
Year Built
1930
Year Renovated
2025
Buildings
1
Tenancy
Multi
Listing Agency:
Nexthome Zenith
(732) 364-0300
Listed By:
Michelle M. Anderson · License #0458768,PersonLicenseNumber
Source:
Selltheshore
Added: Aug 14
Changed: Aug 28
Last Checked: Aug 25 at 5:26AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Nexthome Zenith
Investment Insights
Based on property information with market context.
This 7-unit apartment building contains 5,000 square feet and was originally constructed in 1930. A comprehensive renovation completed in 2025 updated the property throughout. The operating mix includes six long-term apartments that are currently 100% occupied, along with one active short-term rental unit. Separate utilities support distinct unit-level operations.
The property is located at 4 N Brighton Ave in Atlantic City, NJ, a short distance from the beach, Atlantic City Boardwalk, Tropicana, and Cafe 2825. Its combination of recently completed improvements, established long-term occupancy, and one short-term rental unit creates a clearly defined multifamily operating structure.
The property is located at 4 N Brighton Ave in Atlantic City, NJ, a short distance from the beach, Atlantic City Boardwalk, Tropicana, and Cafe 2825. Its combination of recently completed improvements, established long-term occupancy, and one short-term rental unit creates a clearly defined multifamily operating structure.
Key Highlights
- 7‑unit multifamily building with 5,000 SF
- Comprehensive renovation completed in 2025
- Six long‑term units currently 100% occupied
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$50,048
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.17%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,000,960
$1.0M
Cap Rate 7%
$714,971
$715.0K
Cap Rate 9%
$556,089
$556.1K
Market Conditions
NOI Build-Up for 5,000 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$96.6K $19.32/SF
− Vacancy
−$5.6K −$1.12/SF
EGI
$91.0K $18.20/SF
− OpEx
−$40.9K −$8.19/SF
NOI
$50.0K $10.01/SF
Area
Atlantic County, NJ
Vacancy
5.80%
Lease Rate
$19.32 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,000,960
Cap Rate 7%
$714,971
Cap Rate 9%
$556,089
Alternative Uses
Best Use
Apartment 5plus
$715.0K
$625.6K – $834.1K
NOI $50,048 @ 7.0% cap · market cap 4.17%
Second Best
—
—
no second resolved use
Theoretical Best
Warehouse
$1.86M
$1.63M – $2.17M
NOI $130,338 @ 7.0% cap · market cap 10.86%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
7
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
1,505
Businesses Nearby
Explore this area
Business Placement
Demographics for 08401, NJ
38,536
Population
20,116
Households
1.9
Avg Household Size
38
Median Age
21%
College-Educated
76%
High-School Grad
10.7 sq mi
ZIP Area
3,601
Density / Sq Mi
$36,375
Median Household Income
$28,915
Median Earnings
$1,086
Median Rent
$189,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Updated in 2025 with separate utilities and a blended long-term and short-term rental profile.
Where is this apartment building located?
The property is located at 4 N Brighton Ave Atlantic City, NJ.
What is the asking price?
The asking price for this property is $1,199,999.
What are key features of this property?
This property features: 7‑unit multifamily building with 5,000 SF; Comprehensive renovation completed in 2025; Six long‑term units currently 100% occupied
