Real Estate Investing in Belleville, New Jersey (07109)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07109 (Belleville, 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 Belleville, NJ (07109)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07109 Belleville
ZIP 07109 in Belleville, NJ carries a healthy set of headwinds. Home values near $524K and rents of $2,323/mo sit inside a market where underwriting has to be tight.
Rent of $2,323/mo on a $524K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 07109 sits below the stated 0.0% once reality is priced in.
The gap between 07109 and stronger Belleville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Employment concentration in 07109 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Belleville's stable or hybrid ZIPs before stepping into 07109. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Belleville:
Property Strategy for 07109
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $241,458 | $1,900 | 5.7% | +7.4% | $241,458 |
| 2BR | $402,854 | $2,300 | 4.1% | +8.3% | $201,427 |
| 3BR | $538,591 | $2,880 | 3.9% | +8.8% | $179,530 |
| 4BR | $579,765 | $3,270 | 4.1% | +9.1% | $144,941 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07109 Compare?
| Metric | 07109 | Belleville | New Jersey |
|---|---|---|---|
| Home Value | $524,127 | $524,127 | $559,826 |
| 5-Year CAGR | 6.5% | 6.5% | 8.4% |
| Avg Rent | $2,323 | $2,323 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 07109 (Belleville, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Essex County
Manage rentals here? List your business →Associa Community Management Corporation of New Jersey is an HOA property management company serving Northern and Central New Jersey. 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 | $524,127 |
| Monthly Rent | $2,323 |
| Price-to-Rent | 18.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.5% |
| 5-Year IRR | 9.9% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 Rent Trends
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 07109
Population: 37,785
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 07109
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
Frequently Asked Questions
What is the renter demographic in Belleville, NJ?
Tenant demand in Belleville, NJ is solid. The local workforce $2,323/mo rents across most rental classes.
Can owner-occupants cash flow in Belleville, NJ?
House hacking in Belleville, NJ is a challenging. With home values around $524K and rents at $2,323/mo, owner-occupants can offset a meaningful share of PITI.
What price range are homes in Belleville, NJ?
In Belleville, NJ the median home value sits at $524K. Against the broader NJ market, that reads as reasonable for most investors.
Is rental property easy to operate in Belleville, NJ?
NJ law tenant-protective for landlords, and Belleville inherits those rules. Investors should still review local ordinances for rental licensing.
Is Belleville in NJ worth investing in?
Belleville, NJ scores 3.0/5 for investability. Home values sit at $524K and rents near $2,323/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 07109 now. You don’t know where it ranks.
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How 07109 ranks in New York-Newark-Jersey City, NY-NJ-PA
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