Real Estate Investing in Rumson, New Jersey (07760)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07760 (Rumson, NJ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 50.2 — hard to cash-flow at these prices.
What’s happening in Rumson, NJ (07760)?
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Market Analysis: 07760 Rumson
The 07760 ZIP covers a section of Rumson that demands careful diligence. Prices near $1.9M look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.9M asset, 07760 is the wrong submarket. If the plan prices in friction, the yield can still work.
Regionally, 07760 sits on the difficult end of the NJ spectrum. The an appealing option for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 9,557 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Strategically, 07760 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Rumson:
Property Strategy for 07760
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $495,770 | $2,220 | 3.2% | +14.0% | $495,770 |
| 2BR | $892,191 | $2,730 | 2.2% | +8.9% | $446,096 |
| 3BR | $1,285,364 | $3,570 | 2.0% | — | $428,455 |
| 4BR | $1,966,750 | $3,950 | 1.4% | +10.6% | $491,688 |
| 5BR | $3,294,224 | — | — | +10.6% | $658,845 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07760 Compare?
| Metric | 07760 | Rumson | New Jersey |
|---|---|---|---|
| Home Value | $1,893,311 | $1,893,311 | $559,826 |
| 5-Year CAGR | 8.6% | 8.6% | 8.4% |
| Avg Rent | $3,141 | $3,141 | - |
| 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 07760 (Rumson, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,893,311 |
| Monthly Rent | $3,141 |
| Price-to-Rent | 50.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.0% |
| Cap Rate | 1.3% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +13.0% ▲ |
| 3-Year CAGR | +7.6% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 07760
Population: 9,557
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 07760
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Knollwood School
Markham Place School
Point Road School
Viola L Sickles School
Atlantic Highlands Elementary 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
Investor Insight: With 3,669 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much should I expect to pay for a home in Rumson, NJ?
Typical homes in Rumson, NJ go for around $1.9M. The 5-year CAGR of 0.0% steady price movement.
What are rental rates like in Rumson, NJ?
Rental rates in Rumson, NJ average $3,141/mo. Tenant demand and $1.9M home values make the yield look reasonable by investor standards.
Are tenants stable in Rumson, NJ?
Rumson, NJ draws a consistent base of working renters. Demand at the $3,141/mo rent level is reasonable for standard single-family and small multi rentals.
How landlord-friendly is Rumson, NJ?
Landlord-friendliness in Rumson, NJ is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What are vacancy rates like in Rumson, NJ?
Rumson, NJ sees elevated vacancy, which is reasonable relative to the broader NJ rental market.
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