Real Estate Investing in Marlboro, New Jersey (07746)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07746 (Marlboro, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Marlboro, NJ (07746)?
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Market Analysis: 07746 Marlboro
ZIP 07746 in Marlboro, NJ carries a durable set of headwinds. Home values near $906K and rents of $5,300/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $906K asset, 07746 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 07746 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 07746 ZIP's population of 18,137 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
Distressed ZIPs reward experience. significant returns are possible in 07746, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Marlboro:
Property Strategy for 07746
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $576,432 | $3,490 | 4.4% | +8.6% | $288,216 |
| 3BR | $700,649 | $4,560 | 4.7% | +8.0% | $233,550 |
| 4BR | $897,336 | $5,050 | 4.1% | +8.2% | $224,334 |
| 5BR | $1,125,814 | — | — | +8.6% | $225,163 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07746 Compare?
| Metric | 07746 | Marlboro | New Jersey |
|---|---|---|---|
| Home Value | $906,110 | $906,110 | $559,826 |
| 5-Year CAGR | 6.0% | 6.0% | 8.4% |
| Avg Rent | $5,300 | $5,300 | - |
| Cap Rate | 4.6% | 4.6% | - |
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 07746 (Marlboro, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $906,110 |
| Monthly Rent | $5,300 |
| Price-to-Rent | 14.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.0% |
| Cap Rate | 4.6% |
| 5-Year IRR | 10.6% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +5.8% ▲ |
🏠 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 (4.6%). 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 07746
Population: 18,137
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 07746
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 2,430 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors worry about vacancy in Marlboro, NJ?
Expect elevated vacancy in Marlboro, NJ. Rents at $5,300/mo are absorbed by the tenant base without meaningful lag.
What is the typical home price in Marlboro, NJ?
Marlboro, NJ median home values land near $906K. That is reasonable territory for investors looking at $5,300/mo-per-month rentals.
What monthly rent should investors expect in Marlboro, NJ?
Expect rents around $5,300/mo per month in Marlboro, NJ. With home values at $906K, the yield math works out to reasonable levels for rental investors.
What investment strategy works best in Marlboro, NJ?
The best-fit strategy in Marlboro, NJ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Should investors consider Marlboro, NJ?
Investors tracking Marlboro, NJ will find a 3.0/5 rating supported by $906K median home values and $5,300/mo rents. That profile suits long-term holders targeting even-keeled returns.
You know 07746 now. You don’t know where it ranks.
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How 07746 ranks in New York-Newark-Jersey City, NY-NJ-PA
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