226 New Brunswick Ave 18 Unit Apartment Building £4,437,425 (£246,524/Unit) 6.59% Net Initial Yield Perth Amboy, NJ 08861

Aria Apartments is a fully gut renovated mixed use asset located in the heart of Perth Amboy. It provides a rare combination of modern construction quality, diversified income, long term regulatory protection, and a stable yield profile that aligns directly with institutional investment criteria. The property was originally industrial and was transformed into a modern residential mixed use building, qualifying it for New Jersey’s Newly Constructed Multiple Dwelling Exemption. This exemption provides up to 30 years of relief from local rent control and rent leveling ordinances, allowing ownership to maintain market driven rent growth, reduce long term regulatory exposure, and preserve exit value.

The building has undergone a complete renovation with new mechanical systems, upgraded electrical and plumbing, life safety improvements, and updated residential and commercial interiors. These improvements materially lower capital expenditure requirements and support consistent long-term operations. The electrical capacity was recently upgraded with a new 1,200-amp system. All utilities (electrical, heat, and water) are directly metered and the tenant is responsible for each, thereby eliminating any risks associated with future increases. The roof was newly installed mid 2017 with a complete 15-year warranty that has 7 remaining years.

The property was intentionally leased at slightly below-market rent levels following the renovations in order to achieve rapid stabilization and full occupancy. The pro forma reflects the property’s true market potential, with average rents approximately $100 per unit higher than current in-place levels. From a financial standpoint, the Offering Memorandum reflects a purchase price of $5,900,000, an actual cap rate of 6.27%, and a pro forma cap rate of 6.59%. These metrics underscore the property’s enhanced marketability, upside potential through rent growth, and strong operating efficiency.