Real Estate Investing in Clayton, New Jersey (08312)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08312 (Clayton, 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.
- Elevated vacancy: 11.0% vacancy may signal weakening demand.
- 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 Clayton, NJ (08312)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08312 Clayton
ZIP 08312 inside Gloucester County looks affordable on the surface — median value of $342K — but the discount exists for reasons that a careful buyer should understand before committing.
Rent of $1,458/mo on a $342K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08312 sits below the stated 0.0% once reality is priced in.
In the broader NJ picture, 08312 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Resident income in 08312 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Clayton's stable or hybrid ZIPs before stepping into 08312. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Clayton:
Property Strategy for 08312
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $282,165 | $1,620 | 4.1% | +12.0% | $141,083 |
| 3BR | $317,634 | $1,940 | 4.4% | +13.3% | $105,878 |
| 4BR | $412,599 | $2,170 | 3.8% | +13.7% | $103,150 |
Market Trends
Home Value History (with trend line)
📊 How Does 08312 Compare?
| Metric | 08312 | Clayton | New Jersey |
|---|---|---|---|
| Home Value | $341,964 | $341,964 | $559,826 |
| 5-Year CAGR | 8.9% | 8.9% | 8.4% |
| Avg Rent | $1,458 | $1,458 | - |
| 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 08312 (Clayton, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $341,964 |
| Monthly Rent | $1,458 |
| Price-to-Rent | 19.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.1% |
| Cap Rate | 3.3% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +8.9% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 08312
Population: 8,395
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 08312
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Aura Elementary School
Glassboro High School
Thomas E. Bowe School
J. Harvey Rodgers School
Dorothy L. Bullock 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 4,526 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of market is Clayton, NJ for investors?
Clayton, NJ shows an investability rating of 3.0/5, with median home values near $342K and average rents around $1,458/mo. That combination puts it in the durable tier for investor interest.
What do rentals go for in Clayton, NJ?
Investors in Clayton, NJ typically see rents near $1,458/mo per month against $342K home values - a solid setup for rental cash flow.
What investment strategy works best in Clayton, NJ?
Clayton, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($342K prices, $1,458/mo rents) make it a reasonable choice.
How much does a house cost in Clayton, NJ?
Expect median prices around $342K in Clayton, NJ. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
Does house hacking make sense in Clayton, NJ?
Clayton, NJ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $342K price point reasonable to enter.
You know 08312 now. You don’t know where it ranks.
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How 08312 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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