Real Estate Investing in Mount Arlington, New Jersey (07856)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07856 (Mount Arlington, 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.
- High vacancy: 19.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Mount Arlington, NJ (07856)?
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Market Analysis: 07856 Mount Arlington
ZIP 07856 in Mount Arlington, NJ carries a impressive set of headwinds. Home values near $509K and rents of $2,671/mo sit inside a market where underwriting has to be tight.
The investment case in 07856 is robust only for operators who understand what they are buying. A $509K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
In the broader NJ picture, 07856 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
In practical terms, 4,280 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.
Strategy in 07856 is an operator game, not a passive one. On balance, entry prices of $509K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Mount Arlington:
Property Strategy for 07856
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $449,225 | $3,250 | 5.2% | +9.7% | $224,613 |
| 3BR | $587,110 | $4,070 | 5.0% | +8.5% | $195,703 |
| 4BR | $635,312 | $4,620 | 5.2% | +8.7% | $158,828 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07856 Compare?
| Metric | 07856 | Mount Arlington | New Jersey |
|---|---|---|---|
| Home Value | $508,574 | $508,574 | $559,826 |
| 5-Year CAGR | 6.9% | 6.9% | 8.4% |
| Avg Rent | $2,671 | $2,671 | - |
| Cap Rate | 4.1% | 4.1% | - |
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 07856 (Mount Arlington, 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 | $508,574 |
| Monthly Rent | $2,671 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +3.0% ▲ |
| 3-Year CAGR | +5.5% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.3% ▲ |
🏠 Rent Trends
| 1-Year | +0.2% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 07856
Population: 4,280
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 07856
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Hopatcong High School
Durban Avenue Elementary School
Nixon Elementary School
Hopatcong Middle School
Tulsa Trail 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 1,705 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Mount Arlington, NJ?
Rents in Mount Arlington, NJ run near $2,671/mo. Compared with median home prices of $509K that produces solid gross yields for typical rentals.
What are vacancy rates like in Mount Arlington, NJ?
Mount Arlington, NJ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Should investors consider Mount Arlington, NJ?
Mount Arlington, NJ scores 3.0/5 for investability. Home values sit at $509K and rents near $2,671/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Does Mount Arlington, NJ favor landlords or tenants?
The landlord environment in Mount Arlington, NJ is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Is the tenant base reliable in Mount Arlington, NJ?
The tenant pool in Mount Arlington, NJ is solid, supported by local employment and population fundamentals. Rents of $2,671/mo are well-absorbed by the market.
You know 07856 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 07856 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 07856 ranks in New York-Newark-Jersey City, NY-NJ-PA
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