Real Estate Investing in Westfield, New Jersey (07090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07090 (Westfield, 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.
- High price-to-rent: Price-to-rent ratio 32.9 — hard to cash-flow at these prices.
What’s happening in Westfield, NJ (07090)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07090 Westfield
The 07090 ZIP in Westfield, NJ is a local-operator market. Outside capital chasing a $1.3M entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 07090 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader NJ picture, 07090 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 07090 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The 07090 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Westfield:
Property Strategy for 07090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $597,311 | $3,060 | 3.7% | +5.8% | $298,655 |
| 3BR | $935,481 | $3,830 | 2.9% | +8.4% | $311,827 |
| 4BR | $1,284,412 | $4,350 | 2.4% | +9.0% | $321,103 |
| 5BR | $1,814,476 | — | — | +9.5% | $362,895 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07090 Compare?
| Metric | 07090 | Westfield | New Jersey |
|---|---|---|---|
| Home Value | $1,328,987 | $1,328,987 | $559,826 |
| 5-Year CAGR | 8.1% | 8.1% | 8.4% |
| Avg Rent | $3,364 | $3,364 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 07090 (Westfield, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Union County
Manage rentals here? List your business →Corner Property Management is a property management company serving New Jersey and Pennsylvania. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $1,328,987 |
| Monthly Rent | $3,364 |
| Price-to-Rent | 32.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +11.9% ▲ |
| 3-Year CAGR | +8.3% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +16.3% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.0%). 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 07090
Population: 30,760
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 07090
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 1,064 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Westfield, NJ?
Typical homes in Westfield, NJ go for around $1.3M. The 5-year CAGR of 0.0% predictable price movement.
How does Westfield, NJ stack up for property investment?
Yes - Westfield, NJ a 3.0/5 investability score. With $1.3M home prices against $3,364/mo monthly rent, the market delivers a reasonable entry point for new investors.
How qualified is the tenant pool in Westfield, NJ?
The tenant pool in Westfield, NJ is solid, supported by local employment and population fundamentals. Rents of $3,364/mo are well-absorbed by the market.
Is Westfield, NJ a good market for FHA house hackers?
Westfield, NJ offers a tougher house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $3,364/mo rent level.
How strict are landlord regulations in Westfield, NJ?
Westfield, NJ operates under NJ law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
You know 07090 now. You don’t know where it ranks.
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How 07090 ranks in New York-Newark-Jersey City, NY-NJ-PA
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