Real Estate Investing in Bridgewater Township, New Jersey (08807)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08807 (Bridgewater Township, 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.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Bridgewater Township, NJ (08807)?
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Market Analysis: 08807 Bridgewater Township
Not every below-median market is a bargain. Bridgewater Township's 08807 ZIP stands at signals that favor experienced operators who can absorb the risk $745K pricing implies.
Put differently, the numbers look inviting — $745K purchase price, 0.0% nominal cap — the work to hit that pro forma in 08807 is substantial and deserves full respect.
Statewide comparisons place 08807 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The 08807 ZIP's population of 38,438 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
The 08807 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 Bridgewater Township:
Property Strategy for 08807
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $440,806 | $2,720 | 4.4% | +8.2% | $220,403 |
| 3BR | $619,582 | $3,260 | 3.8% | +8.2% | $206,527 |
| 4BR | $881,883 | $3,610 | 2.9% | +8.3% | $220,471 |
| 5BR | $1,053,073 | — | — | +8.4% | $210,615 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08807 Compare?
| Metric | 08807 | Bridgewater Township | New Jersey |
|---|---|---|---|
| Home Value | $745,235 | $820,096 | $559,826 |
| 5-Year CAGR | 5.7% | 5.7% | 8.4% |
| Avg Rent | $3,024 | $2,750 | - |
| Cap Rate | 3.2% | 2.7% | - |
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 08807 (Bridgewater Township, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $745,235 |
| Monthly Rent | $3,024 |
| Price-to-Rent | 20.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.9% |
| Cap Rate | 3.2% |
| 5-Year IRR | 8.9% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.2%). 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 08807
Population: 38,438
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 08807
Schools in This ZIP Code
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 1,712 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Which investment style suits Bridgewater Township, NJ?
Bridgewater Township, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($745K prices, $3,024/mo rents) make it a reasonable choice.
What are rental rates like in Bridgewater Township, NJ?
Rent in Bridgewater Township, NJ is around $3,024/mo. The resulting rent-to-value relationship with $745K pricing is reasonable for most investor models.
How strong is the working-renter base in Bridgewater Township, NJ?
Working renters make up the core of the Bridgewater Township, NJ tenant base. The pool is reasonable for investors targeting long-term holds.
Is rental property easy to operate in Bridgewater Township, NJ?
Bridgewater Township, NJ falls under NJ landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
How tight is the rental market in Bridgewater Township, NJ?
Occupancy in Bridgewater Township, NJ runs measured with elevated vacancy. Well-priced units at $3,024/mo lease on reasonable timelines.
You know 08807 now. You don’t know where it ranks.
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How 08807 ranks in New York-Newark-Jersey City, NY-NJ-PA
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