Real Estate Investing in Hillsdale, New Jersey (07642)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07642 (Hillsdale, NJ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
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 35.2 — 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 Hillsdale, NJ (07642)?
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Market Analysis: 07642 Hillsdale
This part of Bergen County is not an easy win. The 07642 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Stepping back, the numbers look inviting — $878K purchase price, 0.0% nominal cap — the work to hit that pro forma in 07642 is substantial and deserves full respect.
The gap between 07642 and stronger Hillsdale ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Demographically, 07642 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 07642 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Hillsdale:
Property Strategy for 07642
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $775,897 | $2,820 | 2.6% | +8.1% | $258,632 |
| 4BR | $909,184 | $3,600 | 2.9% | +8.6% | $227,296 |
Market Trends
Home Value History (with trend line)
📊 How Does 07642 Compare?
| Metric | 07642 | Hillsdale | New Jersey |
|---|---|---|---|
| Home Value | $877,598 | $877,598 | $559,826 |
| 5-Year CAGR | 7.1% | 7.1% | 8.4% |
| Avg Rent | $2,079 | $2,079 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 07642 (Hillsdale, 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 | $877,598 |
| Monthly Rent | $2,079 |
| Price-to-Rent | 35.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.9% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +10.8% ▲ |
| 3-Year CAGR | +8.5% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 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 (1.9%). 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 07642
Population: 10,086
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 07642
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Brookside Elementary School
Charles DeWolf Middle School
Dorchester Elementary School
East Brook Elementary School
Emerson Jr Sr High
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 4,637 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are rents high in Hillsdale, NJ?
The typical rental in Hillsdale, NJ commands about $2,079/mo monthly. That rent profile steady cash flow against the $878K purchase basis.
What is the tenant pool like in Hillsdale, NJ?
Tenant quality in Hillsdale, NJ ranks as solid. Landlords generally report steady occupancy at market rents of $2,079/mo.
Is vacancy a concern in Hillsdale, NJ?
Vacancy in Hillsdale, NJ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,079/mo.
Is rental property easy to operate in Hillsdale, NJ?
Hillsdale, NJ falls under NJ landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Which investment style suits Hillsdale, NJ?
Hillsdale, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($878K prices, $2,079/mo rents) make it a reasonable choice.
You know 07642 now. You don’t know where it ranks.
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How 07642 ranks in New York-Newark-Jersey City, NY-NJ-PA
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