Real Estate Investing in Budd Lake, New Jersey (07828)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07828 (Budd Lake, 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 Budd Lake, NJ (07828)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07828 Budd Lake
The 07828 ZIP covers a section of Budd Lake that demands careful diligence. Prices near $569K look accessible, but the work to make a deal cash flow is real.
The 07828 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 07828 and stronger Budd Lake ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Who lives in 07828 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 07828 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 Budd Lake:
Property Strategy for 07828
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $362,610 | $2,010 | 4.0% | +9.1% | $181,305 |
| 3BR | $516,191 | $2,520 | 3.5% | +9.5% | $172,064 |
| 4BR | $653,515 | $2,860 | 3.2% | +9.3% | $163,379 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07828 Compare?
| Metric | 07828 | Budd Lake | New Jersey |
|---|---|---|---|
| Home Value | $568,820 | $568,820 | $559,826 |
| 5-Year CAGR | 6.7% | 6.7% | 8.4% |
| Avg Rent | $2,125 | $2,125 | - |
| Cap Rate | 2.9% | 2.9% | - |
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 07828 (Budd Lake, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Morris County
Manage rentals here? List your business →Denali Property Management New Jersey specializes in condo management. summary from their website
PMI Prime Property Services offers residential, association, and commercial property management in Northern New Jersey, including marketing, tenant screening, and maintenance. summary from their website
Alliance Property Management LLC provides property management services. 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 | $568,820 |
| Monthly Rent | $2,125 |
| Price-to-Rent | 22.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 9.6% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +5.6% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +5.7% ▲ |
🏠 Rent Trends
| 1-Year | +9.0% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.9%). 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 07828
Population: 14,723
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 07828
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Netcong 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 2,715 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Budd Lake, NJ?
Budd Lake, NJ sits at an investability rating of 3.0/5, with median home values near $569K and average rents around $2,125/mo. That combination puts it in the durable tier for investor interest.
What is the average home sale price in Budd Lake, NJ?
Budd Lake, NJ median home values land near $569K. That is reasonable territory for investors looking at $2,125/mo-per-month rentals.
What is the typical rental rate in Budd Lake, NJ?
Expect rents around $2,125/mo per month in Budd Lake, NJ. With home values at $569K, the yield math works out to reasonable levels for rental investors.
What strategy should investors use in Budd Lake, NJ?
Most investors in Budd Lake, NJ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is Budd Lake, NJ good for landlords?
Rental owners in Budd Lake, NJ deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
You know 07828 now. You don’t know where it ranks.
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How 07828 ranks in New York-Newark-Jersey City, NY-NJ-PA
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