Real Estate Investing in Gillette, New Jersey (07933)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 07933 (Gillette, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 27.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Gillette, NJ (07933)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 07933 Gillette
Investors eyeing 07933 need to respect the fundamentals at play. Home values of $790K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 07933 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 07933 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 07933 includes headwinds that any investor should price in. Income distribution skews lower than Gillette averages, and tenant stability requires active management.
The right play in 07933 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Gillette:
Property Strategy for 07933
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $670,286 | $3,340 | 3.6% | +8.1% | $223,429 |
| 4BR | $902,737 | $3,770 | 3.0% | +8.6% | $225,684 |
Market Trends
Home Value History (with trend line)
📊 How Does 07933 Compare?
| Metric | 07933 | Gillette | New Jersey |
|---|---|---|---|
| Home Value | $789,885 | $789,885 | $559,826 |
| 5-Year CAGR | 5.7% | 5.7% | 8.4% |
| Avg Rent | $2,421 | $2,421 | - |
| Cap Rate | 2.4% | 2.4% | - |
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 07933 (Gillette, 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 | $789,885 |
| Monthly Rent | $2,421 |
| Price-to-Rent | 27.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.7% |
| Cap Rate | 2.4% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +8.4% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +4.3% ▲ |
🏠 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 (2.4%). 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 07933
Population: 2,920
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 07933
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Columbia Middle School
Millington Elementary School
Central Middle School
Governor Livingston High School
Harding Township 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 1,064 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much does a house cost in Gillette, NJ?
Homes in Gillette, NJ typically sell near $790K. Prices have moved at a 0.0% 5-year CAGR, which reliable long-term demand.
Can owner-occupants cash flow in Gillette, NJ?
Gillette, NJ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,421/mo rent level.
Is Gillette in NJ worth investing in?
Investors tracking Gillette, NJ will find a 3.0/5 rating supported by $790K median home values and $2,421/mo rents. That profile suits long-term holders targeting steady returns.
Is NJ a landlord-friendly state?
The landlord environment in Gillette, NJ is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
Are rents high in Gillette, NJ?
Gillette, NJ rentals go for roughly $2,421/mo a month. That puts gross yield in solid territory relative to $790K acquisition costs.
You know 07933 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 07933 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 07933 ranks in New York-Newark-Jersey City, NY-NJ-PA
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