Real Estate Investing in Ocean Gate, New Jersey (08740)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08740 (Ocean Gate, NJ)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 40.2% 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 Ocean Gate, NJ (08740)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08740 Ocean Gate
The 08740 ZIP in Ocean Gate, NJ is a local-operator market. Outside capital chasing a $453K entry has to pair deep knowledge with the discount.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 08740 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 08740 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 08740 ZIP's population of 1,768 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that sits at the need for careful underwriting.
The 08740 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Ocean Gate:
Property Strategy for 08740
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $358,049 | $2,610 | 5.2% | +12.4% | $179,024 |
| 3BR | $443,714 | $3,410 | 5.5% | +12.1% | $147,905 |
| 4BR | $533,504 | $3,780 | 5.1% | +11.8% | $133,376 |
Market Trends
Home Value History (with trend line)
📊 How Does 08740 Compare?
| Metric | 08740 | Ocean Gate | New Jersey |
|---|---|---|---|
| Home Value | $452,864 | $452,864 | $559,826 |
| 5-Year CAGR | 8.1% | 8.1% | 8.4% |
| Avg Rent | $2,349 | $2,349 | - |
| Cap Rate | 4.1% | 4.1% | - |
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 08740 (Ocean Gate, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Ocean County
Manage rentals here? List your business →Horizon Real Estate and Property Management, Inc. provides homeowner association management services to Manchester, NJ area communities, including condo management. summary from their website
Renaissance Professional Property Management serves Long Beach Island, NJ. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $452,864 |
| Monthly Rent | $2,349 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.1% |
| 5-Year IRR | 12.2% |
📈 Home Appreciation
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +6.8% ▲ |
| 5-Year CAGR | +8.1% ▲ |
| 10-Year CAGR | +8.5% ▲ |
🏠 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 08740
Population: 1,768
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 08740
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Pine Beach Elementary School
Hugh J. Boyd Jr. Elementary School
Island Heights 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 1,857 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Ocean Gate, NJ a good investment right now?
Our data puts Ocean Gate, NJ at 3.0/5 for investability. Home prices of $453K and rents around $2,349/mo create a solid backdrop for investor activity.
How much rent can I charge in Ocean Gate, NJ?
Average rent in Ocean Gate, NJ is approximately $2,349/mo per month. Against $453K home values that yields a reasonable rent-to-price ratio.
Is the tenant base reliable in Ocean Gate, NJ?
Tenant quality in Ocean Gate, NJ ranks as solid. Landlords generally report predictable occupancy at market rents of $2,349/mo.
Is Ocean Gate, NJ better for rentals, flips, or BRRRR?
The best-fit strategy in Ocean Gate, NJ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Are homes affordable in Ocean Gate, NJ?
Expect median prices around $453K in Ocean Gate, NJ. The market has run at a 0.0% 5-year CAGR, so entry costs have been consistent.
You know 08740 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 08740 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 08740 ranks in New York-Newark-Jersey City, NY-NJ-PA
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