Real Estate Investing in Pleasantville, New Jersey (08232)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08232 (Pleasantville, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Elevated vacancy: 10.2% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Elevated poverty: 20.5% poverty rate — can affect rent collection.
What’s happening in Pleasantville, NJ (08232)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08232 Pleasantville
The 08232 ZIP covers a section of Pleasantville that demands careful diligence. Prices near $247K look accessible, but the work to make a deal cash flow is real.
In practical terms, the numbers look inviting — $247K purchase price, 0.0% nominal cap — the work to hit that pro forma in 08232 is substantial and deserves full respect.
The gap between 08232 and stronger Pleasantville ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Meanwhile, 20,200 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
The right play in 08232 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 Pleasantville:
Property Strategy for 08232
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $121,899 | $1,380 | 8.2% | +20.6% | $121,899 |
| 2BR | $168,686 | $1,680 | 7.2% | +15.3% | $84,343 |
| 3BR | $266,248 | $2,330 | 6.3% | +12.8% | $88,749 |
| 4BR | $292,983 | $2,570 | 6.3% | +12.5% | $73,246 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08232 Compare?
| Metric | 08232 | Pleasantville | Atlantic City-Hammonton, NJ | New Jersey |
|---|---|---|---|---|
| Home Value | $247,196 | $247,196 | N/A | $559,826 |
| 5-Year CAGR | 8.8% | 8.8% | N/A | 8.4% |
| Avg Rent | $1,970 | $1,970 | N/A | - |
| Cap Rate | 6.2% | 6.2% | - | - |
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 08232 (Pleasantville, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $247,196 |
| Monthly Rent | $1,970 |
| Price-to-Rent | 10.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.6% |
| Cap Rate | 6.2% |
| 5-Year IRR | 15.0% |
📈 Home Appreciation
| 1-Year | +3.1% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +8.8% ▲ |
| 10-Year CAGR | +11.3% ▲ |
🏠 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 (6.2%). 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 08232
Population: 20,200
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 08232
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Emma C Attales
H Ashton Marsh
Northfield Community Elementary School
Northfield Community Middle 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 1,515 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are rental rates like in Pleasantville, NJ?
Pleasantville, NJ rentals go for roughly $1,970/mo a month. That puts gross yield in solid territory relative to $247K acquisition costs.
How strong is tenant demand in Pleasantville, NJ?
The tenant pool in Pleasantville, NJ is solid, supported by local employment and population fundamentals. Rents of $1,970/mo are well-absorbed by the market.
How high is vacancy risk in Pleasantville, NJ?
Pleasantville, NJ sees elevated vacancy, which is reasonable relative to the broader NJ rental market.
How do experienced investors play Pleasantville, NJ?
Pleasantville, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($247K prices, $1,970/mo rents) make it a reasonable choice.
What is the typical home price in Pleasantville, NJ?
Median home price in Pleasantville, NJ is near $247K, with a 5-year CAGR of 0.0%. Prices have been predictable and supportive of buy-and-hold strategies.
You know 08232 now. You don’t know where it ranks.
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How 08232 ranks in Atlantic City-Hammonton, NJ
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