Real Estate Investing in Upper Saddle River, New Jersey (07458)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07458 (Upper Saddle River, 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 51.4 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Upper Saddle River, NJ (07458)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07458 Upper Saddle River
ZIP 07458 inside Bergen County looks affordable on the surface — median value of $1.7M — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $2,700/mo on a $1.7M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 07458 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Upper Saddle River have seen price recovery that 07458 has not matched. Bergen County data supports the view that the spread is structural rather than temporary.
Employment concentration in 07458 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Experienced landlords with local relationships tend to find 07458 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 Upper Saddle River:
Property Strategy for 07458
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $1,172,878 | $3,670 | 2.3% | +10.0% | $390,959 |
| 4BR | $1,404,831 | $4,600 | 2.4% | +9.4% | $351,208 |
| 5BR | $2,242,267 | — | — | +9.7% | $448,453 |
Market Trends
Home Value History (with trend line)
📊 How Does 07458 Compare?
| Metric | 07458 | Upper Saddle River | New Jersey |
|---|---|---|---|
| Home Value | $1,666,600 | $1,666,600 | $559,826 |
| 5-Year CAGR | 7.5% | 7.5% | 8.4% |
| Avg Rent | $2,700 | $2,700 | - |
| Cap Rate | 1.3% | 1.3% | - |
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 07458 (Upper Saddle River, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Bergen County
Manage rentals here? List your business →First National Realty Management, LLC offers tenant services including registration, maintenance requests, and notary services. summary from their website
MEM Property Management Corporation offers property management, construction, collection, and insurance services, helping clients enjoy their homes. 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 | $1,666,600 |
| Monthly Rent | $2,700 |
| Price-to-Rent | 51.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.9% |
| Cap Rate | 1.3% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +10.9% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.3%). 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 07458
Population: 11,712
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 07458
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brookside School
Crescent Elementary School
Dorchester Elementary School
East Brook Elementary School
Eric S. Smith Middle 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
Frequently Asked Questions
How strong are rents in Upper Saddle River, NJ?
The typical rental in Upper Saddle River, NJ commands about $2,700/mo monthly. That rent profile measured cash flow against the $1.7M purchase basis.
What kind of tenants rent in Upper Saddle River, NJ?
Upper Saddle River, NJ offers a measured renter base at the $2,700/mo rent level. Tenant turnover is reasonable for well-managed properties.
How do home values compare in Upper Saddle River, NJ?
Homes in Upper Saddle River, NJ typically sell near $1.7M. Prices have moved at a 0.0% 5-year CAGR, which measured long-term demand.
Is Upper Saddle River, NJ landlord-friendly?
NJ ranks as a tenant-protective state for landlord-tenant law. Upper Saddle River generally follows the statewide framework, so landlords face reasonable operating rules.
Does house hacking make sense in Upper Saddle River, NJ?
House hacking works a tougher in Upper Saddle River, NJ. Rents of $2,700/mo against $1.7M acquisition make the strategy solid for owner-occupants.
You know 07458 now. You don’t know where it ranks.
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How 07458 ranks in New York-Newark-Jersey City, NY-NJ-PA
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