Real Estate Investing in Perth Amboy, New Jersey
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in Perth Amboy, NJ? Our answer, based on the numbers below.
For Homebuyers
MIXED
Grade C (61/100)
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
For Investors
MIXED
3.0 / 5
(47/100)
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
Risks to Know
2 flags
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Higher unemployment: 7.0% unemployment — tenant risk signal.
What’s happening in Perth Amboy, NJ?
Click any question — our AI will research it live from the web and show you sources.
🏦 30-yr Fixed Rate:
6.76%
as of Sep 10
Source: Freddie Mac PMMS
Avg Investability
★★★★★
Avg Home Value
$504,489
Avg Monthly Rent
$2,361
ZIP Codes
1
Market Trends — Perth Amboy, NJ
Home Value History
Rent History
Local Pulse Report
AI-researched developments and news for Perth Amboy, NJ. Updated on demand as visitors ask.
Growth & development in Perth Amboy, NJ Updated 135 days ago
Perth Amboy is experiencing significant waterfront redevelopment, new housing, and infrastructure upgrades, driven by over $1 billion in private investment.
Opportunities
- The $200 million Sea Gate development was fully approved in January 2026, bringing 602 market-rate rental units and public waterfront access. — This expands housing options and provides new public recreational spaces along the waterfront. Jersey Digs
- Bridge Industrial opened BridgePort II, a 1.24 million-square-foot logistics park on State Street, in June 2025. — This creates new employment opportunities in logistics and distribution. Real Estate NJ
- Bridge Industrial acquired the 44-acre Gateway site in June 2025 for a project including 470,000 sq ft of warehouse space and public parkland. — This redevelops a long-vacant site, creating jobs and new public recreational areas. Real Estate NJ
- Perth Amboy is receiving $45.5 million in NJ Transit funds for train station upgrades. — These upgrades will improve public transportation infrastructure for residents. MyCentralJersey.com
- A community solar project at 960 High St. provides discounted energy to over 400 households, with an expanded program approved. — This offers lower energy costs and promotes clean energy for residents. Real Estate NJ
Concerns
- New Jersey's WARN Act amendments, effective April 2023, require 90 days' notice and mandatory severance for mass layoffs. — This imposes additional costs and regulatory burdens on employers in the state. Bressler, Amery & Ross, P.C.
- Blue Cross Blue Shield announced layoffs of 101 to 250 employees in New Jersey in April 2026. — This reduces employment opportunities for individuals in the state. Patch
- Alan Ritchey Inc. closed a logistics facility in Phillipsburg, NJ, laying off 176 workers in April 2026 due to a lost USPS contract. — This resulted in job losses and reduced employment opportunities in the region. FreightWaves
Bottom line: Perth Amboy is experiencing substantial growth in residential and industrial development, alongside significant infrastructure improvements, despite some regional job losses.
Local news & events in Perth Amboy, NJ Updated 135 days ago
Perth Amboy has seen a mix of community engagement and significant safety concerns, alongside ongoing environmental and health issues.
Opportunities
- Middlesex County and Perth Amboy unveiled the Fayette Street Pocket Park in May 2025, enhancing local green spaces. — This provides residents with new recreational opportunities and improves neighborhood aesthetics. RLS Media
- Perth Amboy hosts numerous cultural festivals throughout the year, including Greek, Puerto Rican, and Dominican festivals. — These events offer diverse entertainment, foster community spirit, and celebrate cultural heritage. Perth Amboy Now
- A court vacated a 'blight' designation on properties in March 2026, preventing potential eminent domain seizures. — This protects property owners from unconsented government acquisition and preserves individual property rights. Institute for Justice
- The city reported a downturn in local crime rates in November 2023, attributed to advanced policing and community strategies. — Reduced crime enhances personal safety and security, allowing residents to engage more freely in their community. City of Perth Amboy
Concerns
- In October 2025, residents were notified that Perth Amboy's drinking water exceeded EPA standards for Gross Alpha Particle Activity for the past year. — This poses potential health risks, especially for vulnerable populations, and necessitates action to ensure safe drinking water. Perth Amboy Now
- A brazen smash-and-grab robbery occurred at a Perth Amboy jewelry store in April 2026, with thieves stealing $1 million in merchandise. — Such incidents increase fear of crime and can negatively impact local businesses and the sense of security. RLS Media
- In July 2023, 19 individuals were charged in an operation to dismantle a violent Perth Amboy street gang involved in drug and weapons trafficking. — Gang activity and associated violence restrict community safety and can deter residents from public spaces. NJ Office of Attorney General
- Perth Amboy's year-over-year crime rate increased by 54%, with violent crimes up 61.3% and property crimes up 52%. — Rising crime rates diminish public safety and can lead to increased anxiety and reduced participation in community life. AreaVibes
Bottom line: Perth Amboy is actively addressing public safety and environmental health concerns while continuing to offer diverse community events.
Schools in Perth Amboy, NJ Updated 135 days ago
Perth Amboy Public Schools recently opened a new high school, increased a bond measure for curriculum, and addressed past budgeting issues, while enrollment has seen a slight decline.
Opportunities
- The new Perth Amboy High School, a $283.8 million project, opened in August 2024, designed to accommodate 3,300 students. — This facility addresses overcrowding and provides state-of-the-art learning environments and specialized programs. City of Perth Amboy, NJSDA
- The new high school includes specialized educational spaces such as an automotive lab, culinary arts lab, black box studio, dance studio, and a daycare center. — These additions expand vocational and artistic opportunities for students and provide practical services. NJSDA, City of Perth Amboy
- The school board approved an amended resolution in July 2025 to increase a proposed November bond from $185 million to $190 million. — This increase aims to cover curriculum purchases and reflects a new state grant for Wood Middle School improvements. Citizen Portal
- Perth Amboy Public Schools offers various summer programs, including academic, enrichment, credit recovery, and Extended School Year (ESY) options. — These programs help mitigate learning loss and provide continuous educational and developmental support for students. Perth Amboy Public Schools
- The district has a Gifted and Talented program with a continuum of services, including advanced courses, Honors, AP, and dual enrollment options. — This program promotes critical thinking, creativity, and provides opportunities for advanced academic exploration. Perth Amboy Public Schools
Concerns
- A state audit in January 2026 found "improper budgeting" and "accounting errors" leading to a $13 million deficit in fiscal year 2022. — These errors indicate a lack of fiscal oversight and could lead to financial instability for the district. News12 New York, Perth Amboy Public Schools
- The district failed to raise the tax levy for 11 years, missing out on approximately $6.658 million in potential revenue. — This decision limited district funding, potentially impacting resources and programs for students. Perth Amboy Public Schools
- Perth Amboy Public Schools' overall Niche grade is C, with 14% proficiency in math and 30% in reading according to state test scores. — These low proficiency rates suggest that a significant portion of students may not be meeting academic standards. Niche, NJ.gov
- The district's enrollment decreased by 1.2% from 10,484 students in 2022-2023 to 10,356 in 2023-2024. — Declining enrollment can lead to reduced state funding and potential program cuts in the future. Ballotpedia
Bottom line: The district has made significant capital investments with a new high school, but faces challenges with academic performance and past financial mismanagement.
Civic & policy in Perth Amboy, NJ Updated 135 days ago
Perth Amboy has seen recent decisions regarding e-bike regulations, property tax relief for seniors, and ongoing master plan updates, alongside state-level tax changes.
Opportunities
- Perth Amboy implemented new guidelines for electric bicycles and scooters in 2024, aiming to enhance public safety and promote sustainable transportation. — This expands transportation options for residents while establishing clear safety expectations for all road users. City of Perth Amboy
- Homeowners aged 65 and older in Perth Amboy may save up to 50% (up to $6,500) on property taxes through the Stay NJ program, with an application deadline of October 31, 2025. — This provides significant financial relief for eligible senior homeowners, reducing their cost of living. Perth Amboy Community Updates
- The City of Perth Amboy is currently updating its 2025 Master Plan, which will guide future development and land use decisions. — This allows for community input and strategic planning to shape the city's growth and address future needs. City of Perth Amboy Planning Board
- A $1.5 million grant will bring major improvements to the Perth Amboy Free Public Library, enhancing a key community resource. — This investment improves access to educational resources and community services for residents. Perth Amboy Community Updates
- The New Jersey "Home Business Jobs Creation Act" (S116), introduced in February 2025, classifies certain home businesses as permitted accessory uses. — This state-level legislation could foster entrepreneurship and provide more flexible work opportunities for residents. NJ Legislature
Concerns
- Businesses selling electric bicycles, scooters, or motorized bicycles in Perth Amboy must obtain an annual municipal license for a $25 fee, effective since 2024. — This imposes an additional cost and regulatory hurdle for local businesses in the sustainable transportation sector. City of Perth Amboy
- New Jersey's 2025 budget includes increased real-estate transfer fees, higher taxes on tobacco and vape products, and increased taxes on gambling and sports wagers. — These state-level tax hikes could increase costs for certain transactions and consumer goods for Perth Amboy residents. Lear & Pannepacker, LLP
- The Sales and Use tax exemption for zero-emission vehicles in New Jersey is being phased out, with a 3.3125% sales tax rate from October 1, 2024, to June 30, 2025, and the full rate thereafter. — This increases the cost of purchasing zero-emission vehicles, potentially discouraging adoption of environmentally friendly transportation. NJ Division of Taxation
- In March 2026, a Middlesex County Superior Court vacated a blight designation in Perth Amboy, stating the city lacked substantial evidence to support taking properties by eminent domain. — This highlights a risk of unconsented property seizure and potential displacement of residents and businesses under broad blight definitions. The Institute for Justice
Bottom line: Perth Amboy is actively updating its master plan and implementing new regulations, alongside state-level tax adjustments and property relief programs.
AI-generated from public web sources. Always verify with official records. Not financial, legal, or investment advice.
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Landlord Ground Truth
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Avg Home Value
$504,489
Avg Monthly Rent
$2,361
1% Rule
✗ Below
Landlord Friendly (NJ)
★☆☆☆☆
🎓 Colleges & Universities in Perth Amboy
1 College
133 Students
ZIP Codes in Perth Amboy, NJ
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View PlansFrequently Asked Questions About Perth Amboy, NJ
What kind of tenants rent in Perth Amboy, NJ?
The tenant pool in Perth Amboy, NJ is solid, supported by local employment and population fundamentals. Rents of $2,361/mo are well-absorbed by the market.
Are eviction rules reasonable in Perth Amboy, NJ?
The landlord environment in Perth Amboy, NJ is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is vacancy a concern in Perth Amboy, NJ?
Perth Amboy, NJ sees elevated vacancy, which is reasonable relative to the broader NJ rental market.
How much is rent in Perth Amboy, NJ?
Investors in Perth Amboy, NJ typically see rents near $2,361/mo per month against $504K home values - a solid setup for rental cash flow.
Where do home prices stand in Perth Amboy, NJ?
In Perth Amboy, NJ the median home value sits at $504K. Against the broader NJ market, that reads as reasonable for most investors.
Community Ratings
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