Real Estate Investing in Perth Amboy, New Jersey (08861)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08861 (Perth Amboy, NJ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- 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 (08861)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08861 Perth Amboy
The 08861 ZIP covers a section of Perth Amboy that demands careful diligence. Prices near $504K look accessible, but the work to make a deal cash flow is real.
Rent of $2,361/mo on a $504K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08861 sits below the stated 0.0% once reality is priced in.
The gap between 08861 and stronger Perth Amboy ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 08861 includes headwinds that any investor should price in. Income distribution skews lower than Perth Amboy averages, and tenant stability requires active management.
Distressed ZIPs reward experience. solid returns are possible in 08861, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Perth Amboy:
Property Strategy for 08861
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $380,122 | $2,080 | 3.9% | +9.2% | $190,061 |
| 3BR | $473,125 | $2,490 | 3.8% | +9.3% | $157,708 |
| 4BR | $532,365 | $2,760 | 3.7% | +8.9% | $133,091 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08861 Compare?
| Metric | 08861 | Perth Amboy | New Jersey |
|---|---|---|---|
| Home Value | $504,489 | $504,489 | $559,826 |
| 5-Year CAGR | 6.2% | 6.2% | 8.4% |
| Avg Rent | $2,361 | $2,361 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08861 (Perth Amboy, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $504,489 |
| Monthly Rent | $2,361 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.2% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 Rent Trends
| 1-Year | -9.7% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.7%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 08861
Population: 58,264
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 08861
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 3,269 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do landlord-tenant laws work in Perth Amboy, NJ?
NJ law tenant-protective for landlords, and Perth Amboy inherits those rules. Investors should still review local ordinances for rental licensing.
Does a duplex house hack pencil in Perth Amboy, NJ?
For house hackers, Perth Amboy, NJ is a challenging. The $2,361/mo rent on a unit helps defray the mortgage on a $504K property.
How should investors approach Perth Amboy, NJ?
In Perth Amboy, NJ the impressive play is typically careful cash-flow rentals with hands-on management. The combination of $504K prices and $2,361/mo rents suits that approach.
What kind of market is Perth Amboy, NJ for investors?
Investors tracking Perth Amboy, NJ will find a 3.0/5 rating supported by $504K median home values and $2,361/mo rents. That profile suits long-term holders targeting consistent returns.
Are renters plentiful in Perth Amboy, NJ?
Perth Amboy, NJ draws a measured base of working renters. Demand at the $2,361/mo rent level is reasonable for standard single-family and small multi rentals.
You know 08861 now. You don’t know where it ranks.
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How 08861 ranks in New York-Newark-Jersey City, NY-NJ-PA
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