Real Estate Investing in Newton, New Jersey (07860)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07860 (Newton, 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.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Newton, NJ (07860)?
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Market Analysis: 07860 Newton
The 07860 ZIP in Newton, NJ is a local-operator market. Outside capital chasing a $451K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 07860 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
The gap between 07860 and stronger Newton ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 07860 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategy in 07860 is an operator game, not a passive one. From an investor standpoint, entry prices of $451K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Newton:
Property Strategy for 07860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $279,180 | $1,630 | 4.2% | +11.6% | $279,180 |
| 2BR | $345,551 | $1,970 | 4.1% | +10.6% | $172,775 |
| 3BR | $431,512 | $2,470 | 4.1% | +10.4% | $143,837 |
| 4BR | $575,738 | $2,810 | 3.5% | +10.5% | $143,935 |
| 5BR | $671,670 | — | — | +10.9% | $134,334 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07860 Compare?
| Metric | 07860 | Newton | New Jersey |
|---|---|---|---|
| Home Value | $450,730 | $450,730 | $559,826 |
| 5-Year CAGR | 6.0% | 6.0% | 8.4% |
| Avg Rent | $1,986 | $1,986 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 07860 (Newton, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $450,730 |
| Monthly Rent | $1,986 |
| Price-to-Rent | 18.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.4% |
📈 Home Appreciation
| 1-Year | +4.4% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.4%). 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 07860
Population: 26,521
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 07860
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 1,010 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Newton, NJ a good market for buy-and-hold investors?
Our data puts Newton, NJ at 3.0/5 for investability. Home prices of $451K and rents around $1,986/mo create a solid backdrop for investor activity.
Do landlords face vacancy issues in Newton, NJ?
Expect elevated vacancy in Newton, NJ. Rents at $1,986/mo are absorbed by the tenant base without meaningful lag.
What are rental rates like in Newton, NJ?
Rental rates in Newton, NJ average $1,986/mo. Tenant demand and $451K home values make the yield look reasonable by investor standards.
Are homes affordable in Newton, NJ?
Newton, NJ home values average about $451K. That price point suits investors targeting rentals with $1,986/mo in monthly income.
What is the best play in Newton, NJ?
Newton, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($451K prices, $1,986/mo rents) make it a reasonable choice.
You know 07860 now. You don’t know where it ranks.
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How 07860 ranks in New York-Newark-Jersey City, NY-NJ-PA
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