Real Estate Investing in Newtonville, New Jersey (08346)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08346 (Newtonville, NJ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 17.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Newtonville, NJ (08346)?
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Market Analysis: 08346 Newtonville
This part of Atlantic County is not an easy win. The 08346 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
The 08346 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Regionally, 08346 sits on the difficult end of the NJ spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A resilient renter share of 0% in 08346 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Newtonville's stable or hybrid ZIPs before stepping into 08346. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Newtonville:
Market Trends
Home Value History (with trend line)
📊 How Does 08346 Compare?
| Metric | 08346 | Newtonville | Atlantic City-Hammonton, NJ | New Jersey |
|---|---|---|---|---|
| Home Value | $331,185 | $331,185 | N/A | $559,826 |
| 5-Year CAGR | 6.5% | 6.5% | N/A | 8.4% |
| Avg Rent | $1,755 | $1,755 | N/A | - |
| Cap Rate | 4.1% | 4.1% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08346 (Newtonville, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $331,185 |
| Monthly Rent | $1,755 |
| Price-to-Rent | 15.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.4% |
| Cap Rate | 4.1% |
| 5-Year IRR | 10.7% |
📈 Home Appreciation
| 1-Year | +2.3% ▲ |
| 3-Year CAGR | +5.1% ▲ |
| 5-Year CAGR | +6.5% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (4.1%). 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 08346
Population: 444
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
🎓 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
How deep is the rental pool in Newtonville, NJ?
Working renters make up the core of the Newtonville, NJ tenant base. The pool is reasonable for investors targeting long-term holds.
How tight is the rental market in Newtonville, NJ?
Newtonville, NJ sees elevated vacancy, which is reasonable relative to the broader NJ rental market.
Are homes affordable in Newtonville, NJ?
Typical homes in Newtonville, NJ go for around $331K. The 5-year CAGR of 0.0% steady price movement.
Where do rents currently stand in Newtonville, NJ?
Expect rents around $1,755/mo per month in Newtonville, NJ. With home values at $331K, the yield math works out to reasonable levels for rental investors.
Does house hacking make sense in Newtonville, NJ?
The a challenging house-hack environment in Newtonville, NJ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
You know 08346 now. You don’t know where it ranks.
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How 08346 ranks in Atlantic City-Hammonton, NJ
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