Real Estate Investing in Wharton, New Jersey (07885)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07885 (Wharton, 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: 8.4% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Wharton, NJ (07885)?
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Market Analysis: 07885 Wharton
ZIP 07885 in Wharton, NJ carries a impressive set of headwinds. Home values near $510K and rents of $2,658/mo sit inside a market where underwriting has to be tight.
For an experienced owner, 07885 can be a a credible choice for hunting ground — but the discount at $510K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 07885 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 07885 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Wharton's stable or hybrid ZIPs before stepping into 07885. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Wharton:
Property Strategy for 07885
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $283,105 | $2,180 | 5.5% | — | $283,105 |
| 2BR | $412,676 | $2,640 | 4.6% | +8.9% | $206,338 |
| 3BR | $510,209 | $3,310 | 4.7% | +9.3% | $170,070 |
| 4BR | $582,201 | $3,760 | 4.6% | +9.0% | $145,550 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 07885 Compare?
| Metric | 07885 | Wharton | New Jersey |
|---|---|---|---|
| Home Value | $510,086 | $510,086 | $559,826 |
| 5-Year CAGR | 6.4% | 6.4% | 8.4% |
| Avg Rent | $2,658 | $2,658 | - |
| 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 07885 (Wharton, NJ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 07885 (Wharton, 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 | $510,086 |
| Monthly Rent | $2,658 |
| Price-to-Rent | 16.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.4% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (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 07885
Population: 11,864
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 07885
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Dover Middle School
North Dover Elementary School
Birchwood Elementary School
Dennis B O'Brien Elementary School
Academy Street 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 are rental rates like in Wharton, NJ?
Rents in Wharton, NJ run near $2,658/mo. Compared with median home prices of $510K that produces solid gross yields for typical rentals.
Is the tenant base reliable in Wharton, NJ?
Wharton, NJ offers a consistent renter base at the $2,658/mo rent level. Tenant turnover is reasonable for well-managed properties.
What approach is best for Wharton, NJ real estate?
Wharton, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($510K prices, $2,658/mo rents) make it a reasonable choice.
Is vacancy a concern in Wharton, NJ?
Wharton, NJ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Wharton, NJ?
Wharton, NJ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,658/mo rent level.
You know 07885 now. You don’t know where it ranks.
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How 07885 ranks in New York-Newark-Jersey City, NY-NJ-PA
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