Real Estate Investing in South Amboy, New Jersey (08879)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08879 (South 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.
What’s happening in South Amboy, NJ (08879)?
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Market Analysis: 08879 South Amboy
Not every below-median market is a bargain. South Amboy's 08879 ZIP posts signals that favor experienced operators who can absorb the risk $532K pricing implies.
For an experienced owner, 08879 can be a a strong candidate for hunting ground — but the discount at $532K reflects genuine risk that outside investors often underestimate.
Within NJ, ZIP 08879 trails on several market indicators that neighboring Middlesex County submarkets outperform. The gap is real and substantial enough to shape underwriting.
The 08879 ZIP's population of 23,263 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reports the need for careful underwriting.
Experienced landlords with local relationships tend to find 08879 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in South Amboy:
Property Strategy for 08879
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $441,589 | $2,300 | 3.8% | +9.5% | $220,794 |
| 3BR | $532,058 | $2,760 | 3.7% | +9.3% | $177,353 |
| 4BR | $585,201 | $3,050 | 3.8% | +8.9% | $146,300 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08879 Compare?
| Metric | 08879 | South Amboy | New Jersey |
|---|---|---|---|
| Home Value | $532,176 | $532,176 | $559,826 |
| 5-Year CAGR | 6.1% | 6.1% | 8.4% |
| Avg Rent | $2,721 | $2,721 | - |
| Cap Rate | 4.0% | 4.0% | - |
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 08879 (South Amboy, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $532,176 |
| Monthly Rent | $2,721 |
| Price-to-Rent | 16.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.1% |
| Cap Rate | 4.0% |
| 5-Year IRR | 10.1% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | +11.6% ▲ |
| 3-Year CAGR | +8.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 08879
Population: 23,263
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 08879
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Cliffwood Elementary School
Dwight D. Eisenhower Elementary School
Emma Arleth Elementary School
Matawan-Aberdeen Middle School
Madison Park Elementary School
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
What monthly rent should investors expect in South Amboy, NJ?
Rents in South Amboy, NJ run near $2,721/mo. Compared with median home prices of $532K that produces solid gross yields for typical rentals.
Are renters plentiful in South Amboy, NJ?
The tenant pool in South Amboy, NJ is solid, supported by local employment and population fundamentals. Rents of $2,721/mo are well-absorbed by the market.
Is South Amboy, NJ a good place for real estate investing?
With a 3.0/5 investability score, South Amboy, NJ ranks as a solid market for rental property investors. Median prices of $532K and rents of $2,721/mo drive the underlying numbers.
What is the rental occupancy rate in South Amboy, NJ?
Expect elevated vacancy in South Amboy, NJ. Rents at $2,721/mo are absorbed by the tenant base without meaningful lag.
Are eviction rules reasonable in South Amboy, NJ?
South Amboy, NJ operates under NJ law, which is tenant-protective overall for landlords. Expect even-keeled treatment in typical lease and eviction cases.
You know 08879 now. You don’t know where it ranks.
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How 08879 ranks in New York-Newark-Jersey City, NY-NJ-PA
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