Real Estate Investing in Randolph, New Jersey (07869)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07869 (Randolph, 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.
- High price-to-rent: Price-to-rent ratio 34.2 — hard to cash-flow at these prices.
What’s happening in Randolph, NJ (07869)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07869 Randolph
ZIP 07869 inside Morris County looks affordable on the surface — median value of $830K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 07869 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
In the broader NJ picture, 07869 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 07869 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Randolph:
Property Strategy for 07869
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $521,672 | $2,450 | 3.4% | +7.6% | $260,836 |
| 3BR | $612,452 | $3,070 | 3.6% | +8.6% | $204,151 |
| 4BR | $866,794 | $3,490 | 2.9% | +9.2% | $216,698 |
| 5BR | $1,015,736 | — | — | +9.3% | $203,147 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07869 Compare?
| Metric | 07869 | Randolph | New Jersey |
|---|---|---|---|
| Home Value | $830,084 | $830,084 | $559,826 |
| 5-Year CAGR | 6.9% | 6.9% | 8.4% |
| Avg Rent | $2,025 | $2,025 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 07869 (Randolph, NJ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 07869 (Randolph, NJ)?
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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 | $830,084 |
| Monthly Rent | $2,025 |
| Price-to-Rent | 34.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +6.9% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +5.2% ▲ |
🏠 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 (1.9%). 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 07869
Population: 25,919
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 07869
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Canfield Avenue 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
How should investors approach Randolph, NJ?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Randolph, NJ. The numbers - $830K homes against $2,025/mo rents - support that play.
Is Randolph, NJ a good place for real estate investing?
Randolph, NJ scores 3.0/5 for investability. Home values sit at $830K and rents near $2,025/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
What are home prices like in Randolph, NJ?
Typical homes in Randolph, NJ go for around $830K. The 5-year CAGR of 0.0% measured price movement.
Are there empty rentals in Randolph, NJ?
Expect elevated vacancy in Randolph, NJ. Rents at $2,025/mo are absorbed by the tenant base without meaningful lag.
Is NJ a landlord-friendly state?
For rental operators, Randolph, NJ rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
You know 07869 now. You don’t know where it ranks.
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How 07869 ranks in New York-Newark-Jersey City, NY-NJ-PA
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