Real Estate Investing in Buena, New Jersey (08310)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08310 (Buena, NJ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 14.3% of homes vacant — above national norms.
- 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 Buena, NJ (08310)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08310 Buena
The 08310 ZIP covers a section of Buena that demands careful diligence. Prices near $331K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 08310 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 08310's metrics run below Atlantic County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 08310 ZIP's population of 1,236 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
looks to 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 Buena:
Market Trends
Home Value History (with trend line)
📊 How Does 08310 Compare?
| Metric | 08310 | Buena | Atlantic City-Hammonton, NJ | New Jersey |
|---|---|---|---|---|
| Home Value | $331,387 | $331,387 | N/A | $559,826 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 8.4% |
| Avg Rent | $1,395 | $1,395 | N/A | - |
| Cap Rate | 3.3% | 3.3% | - | - |
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 08310 (Buena, NJ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 08310 (Buena, NJ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $331,387 |
| Monthly Rent | $1,395 |
| Price-to-Rent | 19.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | -0.1% ▼ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 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 (3.3%). 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 08310
Population: 1,236
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 08310
Schools in This ZIP Code
Nearby Schools (1 more)
Schools in adjacent ZIP codes that may serve this area
Dr. J.P. Cleary 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 1,583 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is Buena, NJ better for rentals, flips, or BRRRR?
For Buena, NJ, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Buena, NJ landlord-friendly?
NJ ranks as a tenant-protective state for landlord-tenant law. Buena generally follows the statewide framework, so landlords face reasonable operating rules.
Do landlords face vacancy issues in Buena, NJ?
Expect elevated vacancy in Buena, NJ. Rents at $1,395/mo are absorbed by the tenant base without meaningful lag.
Does a duplex house hack pencil in Buena, NJ?
For house hackers, Buena, NJ is a challenging. The $1,395/mo rent on a unit helps defray the mortgage on a $331K property.
How does Buena, NJ rate as a rental market?
Buena, NJ rates 3.0/5 for investability. With median values at $331K and rents near $1,395/mo, the market offers reasonable fundamentals for rental investors.
You know 08310 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 08310 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 08310 ranks in Atlantic City-Hammonton, NJ
Every ZIP in this metro, ranked. Free.
AI Market Advisor
Ask questions about investing in 08310 (Buena)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 08310 (Buena, NJ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.