Real Estate Investing in Annandale, New Jersey (08801)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08801 (Annandale, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Annandale, NJ (08801)?
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Market Analysis: 08801 Annandale
Investors eyeing 08801 need to respect the fundamentals at play. Home values of $632K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $632K asset, 08801 is the wrong submarket. If the plan prices in friction, the yield can still work.
Stepping back, 08801 offers a low basis, the region around Annandale has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
A substantial renter share of 16% in 08801 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The right play in 08801 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 Annandale:
Property Strategy for 08801
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $279,248 | $2,400 | 6.2% | +10.4% | $279,248 |
| 2BR | $409,798 | $3,010 | 5.3% | +8.9% | $204,899 |
| 3BR | $587,684 | $3,610 | 4.4% | +8.3% | $195,895 |
| 4BR | $832,719 | $3,990 | 3.4% | +8.9% | $208,180 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08801 Compare?
| Metric | 08801 | Annandale | New Jersey |
|---|---|---|---|
| Home Value | $632,361 | $632,361 | $559,826 |
| 5-Year CAGR | 5.6% | 5.6% | 8.4% |
| Avg Rent | $2,768 | $2,768 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 08801 (Annandale, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $632,361 |
| Monthly Rent | $2,768 |
| Price-to-Rent | 19.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.3% |
| Cap Rate | 3.4% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +4.4% ▲ |
🏠 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 (3.4%). 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 08801
Population: 7,391
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 08801
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Clinton Public School
Clinton Township Middle School
High Bridge Elementary School
High Bridge Middle School
Spruce Run
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 2,270 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is vacancy a concern in Annandale, NJ?
Expect elevated vacancy in Annandale, NJ. Rents at $2,768/mo are absorbed by the tenant base without meaningful lag.
What is it like being a landlord in Annandale, NJ?
NJ ranks as a tenant-protective state for landlord-tenant law. Annandale generally follows the statewide framework, so landlords face reasonable operating rules.
Does Annandale, NJ make sense for an investment property?
With a 3.0/5 investability score, Annandale, NJ ranks as a solid market for rental property investors. Median prices of $632K and rents of $2,768/mo drive the underlying numbers.
How deep is the rental pool in Annandale, NJ?
The tenant pool in Annandale, NJ is solid, supported by local employment and population fundamentals. Rents of $2,768/mo are well-absorbed by the market.
How strong are rents in Annandale, NJ?
Investors in Annandale, NJ typically see rents near $2,768/mo per month against $632K home values - a solid setup for rental cash flow.
You know 08801 now. You don’t know where it ranks.
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How 08801 ranks in New York-Newark-Jersey City, NY-NJ-PA
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