Real Estate Investing in Clinton, New Jersey (08809)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08809 (Clinton, 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.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Clinton, NJ (08809)?
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Market Analysis: 08809 Clinton
Investors eyeing 08809 need to respect the fundamentals at play. Home values of $529K come alongside slower price movement and elevated management overhead.
Distressed markets are won on execution, not on spreadsheets. ZIP 08809 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 08809 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
A robust renter share of 25% in 08809 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 08809 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Clinton:
Property Strategy for 08809
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $553,915 | $2,790 | 3.6% | +7.4% | $184,638 |
| 4BR | $747,990 | $3,090 | 3.0% | +8.7% | $186,997 |
Market Trends
Home Value History (with trend line)
📊 How Does 08809 Compare?
| Metric | 08809 | Clinton | New Jersey |
|---|---|---|---|
| Home Value | $528,884 | $528,884 | $559,826 |
| 5-Year CAGR | 5.1% | 5.1% | 8.4% |
| Avg Rent | $2,097 | $2,097 | - |
| Cap Rate | 3.1% | 3.1% | - |
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 08809 (Clinton, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $528,884 |
| Monthly Rent | $2,097 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | -0.6% ▼ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +4.7% ▲ |
🏠 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 (3.1%). 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 08809
Population: 6,838
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 08809
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
High Bridge Elementary School
Union Township Elementary School
Union Township Middle School
Hampton Borough School
North Hunterdon High 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 2,270 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are homes affordable in Clinton, NJ?
Expect median prices around $529K in Clinton, NJ. The market has run at a 0.0% 5-year CAGR, so entry costs have been steady.
How strict are landlord regulations in Clinton, NJ?
For rental operators, Clinton, NJ rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Are tenants stable in Clinton, NJ?
Expect a solid tenant pool in Clinton, NJ. The rental market absorbs $2,097/mo rents without meaningful friction.
Should investors worry about vacancy in Clinton, NJ?
Vacancy risk in Clinton, NJ is elevated. That supports predictable cash flow for typical rental holds.
What do rentals go for in Clinton, NJ?
Rents in Clinton, NJ run near $2,097/mo. Compared with median home prices of $529K that produces solid gross yields for typical rentals.
You know 08809 now. You don’t know where it ranks.
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How 08809 ranks in New York-Newark-Jersey City, NY-NJ-PA
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