Real Estate Investing in Flemington, New Jersey (08822)
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Should you buy in 08822 (Flemington, 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 Flemington, NJ (08822)?
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Market Analysis: 08822 Flemington
ZIP 08822 in Flemington, NJ carries a robust set of headwinds. Home values near $653K and rents of $2,607/mo sit inside a market where underwriting has to be tight.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $653K asset, 08822 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 08822 and stronger Flemington ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The 08822 ZIP's population of 32,002 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that reflects the need for careful underwriting.
Distressed ZIPs reward experience. robust returns are possible in 08822, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Flemington:
Property Strategy for 08822
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $422,139 | $2,240 | 3.8% | +9.0% | $211,070 |
| 3BR | $568,391 | $2,690 | 3.4% | +8.8% | $189,464 |
| 4BR | $812,823 | $2,970 | 2.6% | +9.1% | $203,206 |
| 5BR | $947,937 | — | — | +9.3% | $189,587 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08822 Compare?
| Metric | 08822 | Flemington | New Jersey |
|---|---|---|---|
| Home Value | $652,525 | $652,525 | $559,826 |
| 5-Year CAGR | 6.1% | 6.1% | 8.4% |
| Avg Rent | $2,607 | $2,607 | - |
| 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 08822 (Flemington, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $652,525 |
| Monthly Rent | $2,607 |
| Price-to-Rent | 20.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.2% |
📈 Home Appreciation
| 1-Year | +4.3% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | -4.4% ▼ |
| 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 08822
Population: 32,002
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 08822
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
Should investors consider Flemington, NJ?
Investors tracking Flemington, NJ will find a 3.0/5 rating supported by $653K median home values and $2,607/mo rents. That profile suits long-term holders targeting steady returns.
What approach is best for Flemington, NJ real estate?
Most investors in Flemington, NJ run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
Is vacancy a concern in Flemington, NJ?
Vacancy in Flemington, NJ is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,607/mo.
Are landlord laws favorable in Flemington, NJ?
NJ law tenant-protective for landlords, and Flemington inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical home price in Flemington, NJ?
Flemington, NJ median home values land near $653K. That is reasonable territory for investors looking at $2,607/mo-per-month rentals.
You know 08822 now. You don’t know where it ranks.
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How 08822 ranks in New York-Newark-Jersey City, NY-NJ-PA
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