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    Three-Family Home in Perth Amboy Title is generated by Realmo AI

    212 Hall Avenue, Perth Amboy, NJ 08861

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    Claim this Listing
    For Sale
    Under Contract
    $399,999

    MULTI_FAMILY - Perth Amboy, NJ

    Property size:
    2,237 SF
    Lot size:
    0.06 Acres
    Price / SF:
    $178/SF
    Added:
    Feb 26, 2026
    Days on Market:
    80
    Last Refresh:
    May 17 at 8:06 am

    Property Features for 212 Hall Avenue

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Zoning
    R-25
    Bathrooms
    3
    Rooms
    Basement, Bathroom 3, Bathroom 1, Bathroom 2, Family Room, Den
    Parking features
    On Street
    Interior features
    Unit 1(2 Bedrooms, Kitchen, 1 Bath, Den/Family Room), Unit 2(1 Bedroom, Kitchen, 1 Bath, Den/Family Room), Unit 3(1 Bedroom, Kitchen, 1 Bath, Den/Family Room)
    Exterior features
    Sidewalk, Fencing/Wall, Yard
    Fencing
    Fenced
    Appliances
    Water Heater(Gas), Water Heater
    Standard status
    Active Under Contract
    APN
    1600346000000005
    Size
    2,237 SF
    Lot size
    0.06 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    7814

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Forced Air
    Cooling system
    Window Unit(s)
    Water source
    Public

    Building Details

    Year built
    1900
    Floors in Building
    3
    Building materials
    Vinyl Siding

    We can help!

    Listing Contact
    Matthew Gregorin

    Listing agent Matthew Gregorin

    Listing office COLDWELL BANKER REALTY 51 ARTHUR STREET, EAST BRUNSWICK, NJ

    Listing date Feb 26, 2026

    MLS# 2611321R Listing URL

    Copyright © 2026 All Jersey 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

    • Three separate units offer income potential.
    • Suitable for investors or contractors looking for a project.
    • Each unit includes a kitchen, bathroom, and den/family room.
    • Features a fenced yard.
    • Public water and sewer connections.
    • On‑street parking available.

    Overview

    This three-family home in Perth Amboy, NJ, presents a significant investment opportunity. The property, situated on a lot of approximately 0.0574 acres, offers a total of 2237 square feet of living space. The property is zoned R-25. This home requires restoration and rehabilitation, making it suitable for investors, contractors, and those with a knack for home improvement.

    Financial Insights

    Value Estimation Calculated for Apartment 5plus

    Conservative
    $382.2K
    NOI $34,401 @ 9.00% cap · cautious / downside scenario
    Moderate
    $491.4K
    NOI $34,401 @ 7.00% cap · market / base-case scenario
    Aggressive
    $688.0K
    NOI $34,401 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    NOI Build-Up
    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.
         Calculated for Apartment 5plus

    Component $ $/SF
    Gross rent $67.1k $30.00
    − Vacancy −$4.6k −$2.04
    EGI $62.5k $27.96
    − OpEx −$28.1k −$12.58
    NOI $34.4k $15.38
    2,237 SF · lease $30.00/SF/yr · vacancy 6.80% · expense 45.00%

    Alternative Use Scenarios

    Best Use
    Apartment 5plus
    $491.4K
    $430.0K – $573.4K (±1% cap)
    NOI $34,401 @ 7.0% cap · market cap 8.60%
    Second Best
    —
    —
    no second resolved use
    Theoretical Best
    Office A
    $584.1K
    $511.1K – $681.5K (±1% cap)
    NOI $40,889 @ 7.0% cap · market cap 10.22%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Multifamily properties

    Suggested Use

    Law Firm Restaurant Real Estate Agency Spa & Massage Center Dental Office Hair Salon Nail Salon Food Market Gym & Fitness Center Skin Care Clinic

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

    Location Insight

    • Map
    • Local Demand
    City
    Perth Amboy
    County
    Middlesex
    State
    New Jersey
    Longitude
    -74.2667527
    Latitude
    40.5197616

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    FAQs

    What type of property is this?
    Multifamily property - Three-family home needing TLC, a great investment opportunity.
    Where is this multifamily property located?
    The property is located at 212 Hall Avenue Perth Amboy, NJ.
    What is the asking price?
    The asking price for this property is $399,999.
    What are key features of this property?
    This property features: Three separate units offer income potential.; Suitable for investors or contractors looking for a project.; Each unit includes a kitchen, bathroom, and den/family room.
    (732) 254-3750
    We can help!
    Listing Contact
    Matthew Gregorin
    Learn More
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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.

    More about this property
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