Real Estate Investing in Hackettstown, New Jersey (07840)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07840 (Hackettstown, 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.
What’s happening in Hackettstown, NJ (07840)?
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Market Analysis: 07840 Hackettstown
Meanwhile, ZIP 07840 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $503K median. It rewards specialists, not generalists.
Put differently, the numbers look inviting — $503K purchase price, 0.0% nominal cap — the work to hit that pro forma in 07840 is substantial and deserves full respect.
In the broader NJ picture, 07840 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 07840 includes headwinds that any investor should price in. Income distribution skews lower than Hackettstown averages, and tenant stability requires active management.
Experienced landlords with local relationships tend to find 07840 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 Hackettstown:
Property Strategy for 07840
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $264,205 | $1,620 | 4.4% | +10.7% | $264,205 |
| 2BR | $356,448 | $2,000 | 4.0% | +10.0% | $178,224 |
| 3BR | $475,719 | $2,530 | 3.8% | +9.8% | $158,573 |
| 4BR | $603,700 | $2,930 | 3.5% | — | $150,925 |
| 5BR | $692,064 | — | — | — | $138,413 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07840 Compare?
| Metric | 07840 | Hackettstown | New Jersey |
|---|---|---|---|
| Home Value | $502,956 | $502,956 | $559,826 |
| 5-Year CAGR | 6.3% | 6.3% | 8.4% |
| Avg Rent | $2,432 | $2,432 | - |
| Cap Rate | 3.8% | 3.8% | - |
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 07840 (Hackettstown, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $502,956 |
| Monthly Rent | $2,432 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.0% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +5.9% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 Rent Trends
| 1-Year | -14.8% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 07840
Population: 31,995
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 07840
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 3,255 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Hackettstown, NJ?
In Hackettstown, NJ the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $503K prices and $2,432/mo rents suits that approach.
Is rental property easy to operate in Hackettstown, NJ?
Landlord-friendliness in Hackettstown, NJ is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What kind of tenants rent in Hackettstown, NJ?
Tenant quality in Hackettstown, NJ ranks as solid. Landlords generally report stable occupancy at market rents of $2,432/mo.
Is Hackettstown, NJ suited for a house hack?
For house hackers, Hackettstown, NJ is a challenging. The $2,432/mo rent on a unit helps defray the mortgage on a $503K property.
What is the median home value in Hackettstown, NJ?
Typical homes in Hackettstown, NJ go for around $503K. The 5-year CAGR of 0.0% predictable price movement.
You know 07840 now. You don’t know where it ranks.
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How 07840 ranks in Allentown-Bethlehem-Easton, PA-NJ
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