Real Estate Investing in West Deptford Township, New Jersey (08086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08086 (West Deptford Township, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in West Deptford Township, NJ (08086)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08086 West Deptford Township
On the rental side, ZIP 08086 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $369K median. It rewards specialists, not generalists.
Rent of $1,962/mo on a $369K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08086 sits below the stated 0.0% once reality is priced in.
ZIP 08086's metrics run below Gloucester County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 08086 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 08086 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 West Deptford Township:
Property Strategy for 08086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $305,555 | $2,180 | 5.1% | +9.7% | $152,778 |
| 3BR | $329,202 | $2,610 | 5.7% | +10.7% | $109,734 |
| 4BR | $514,860 | $2,920 | 4.1% | +10.3% | $128,715 |
Market Trends
Home Value History (with trend line)
📊 How Does 08086 Compare?
| Metric | 08086 | West Deptford Township | New Jersey |
|---|---|---|---|
| Home Value | $368,567 | $306,552 | $559,826 |
| 5-Year CAGR | 7.2% | 8.6% | 8.4% |
| Avg Rent | $1,962 | $1,741 | - |
| Cap Rate | 4.2% | 4.5% | - |
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 08086 (West Deptford Township, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $368,567 |
| Monthly Rent | $1,962 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.2% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +7.2% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (4.2%). 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 08086
Population: 8,534
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 08086
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Billingsport Elementary School
Loudenslager Elementary School
Parkview Elementary School
Shady Lane Elementary School
West Deptford High 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 1,525 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is West Deptford Township in NJ worth investing in?
West Deptford Township, NJ comes in at an investability rating of 3.0/5, with median home values near $369K and average rents around $1,962/mo. That combination puts it in the substantial tier for investor interest.
Are there empty rentals in West Deptford Township, NJ?
Occupancy in West Deptford Township, NJ runs consistent with elevated vacancy. Well-priced units at $1,962/mo lease on reasonable timelines.
What is the tenant pool like in West Deptford Township, NJ?
Tenant demand in West Deptford Township, NJ is solid. The local workforce $1,962/mo rents across most rental classes.
Can owner-occupants cash flow in West Deptford Township, NJ?
House hacking in West Deptford Township, NJ is reasonable to execute. Prices around $369K and rents of $1,962/mo solid owner-occupant economics.
Which investment style suits West Deptford Township, NJ?
The best-fit strategy in West Deptford Township, NJ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
You know 08086 now. You don’t know where it ranks.
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