Real Estate Investing in Lebanon Borough, New Jersey (08833)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08833 (Lebanon Borough, 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.
- High price-to-rent: Price-to-rent ratio 28.1 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Lebanon Borough, NJ (08833)?
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Market Analysis: 08833 Lebanon Borough
The 08833 ZIP in Lebanon Borough, NJ is a local-operator market. Outside capital chasing a $752K entry has to pair deep knowledge with the discount.
The 08833 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
The gap between 08833 and stronger Lebanon Borough ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
A notable renter share of 13% in 08833 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 08833 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 Lebanon Borough:
Property Strategy for 08833
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $412,570 | $2,480 | 4.3% | +8.5% | $206,285 |
| 3BR | $618,377 | $2,970 | 3.5% | +8.4% | $206,126 |
| 4BR | $855,430 | $3,290 | 2.8% | +8.9% | $213,857 |
| 5BR | $1,270,484 | — | — | +9.2% | $254,097 |
Market Trends
Home Value History (with trend line)
📊 How Does 08833 Compare?
| Metric | 08833 | Lebanon Borough | New Jersey |
|---|---|---|---|
| Home Value | $752,298 | $752,298 | $559,826 |
| 5-Year CAGR | 5.5% | 5.5% | 8.4% |
| Avg Rent | $2,232 | $2,232 | - |
| Cap Rate | 2.3% | 2.3% | - |
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 08833 (Lebanon Borough, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $752,298 |
| Monthly Rent | $2,232 |
| Price-to-Rent | 28.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.6% |
| Cap Rate | 2.3% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +3.9% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 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 (2.3%). 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 08833
Population: 8,772
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 08833
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 2,270 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How should investors approach Lebanon Borough, NJ?
In Lebanon Borough, NJ the solid play is typically careful cash-flow rentals with hands-on management. The combination of $752K prices and $2,232/mo rents suits that approach.
Does a duplex house hack pencil in Lebanon Borough, NJ?
The a challenging house-hack environment in Lebanon Borough, NJ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the rental occupancy rate in Lebanon Borough, NJ?
Lebanon Borough, NJ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Where do home prices stand in Lebanon Borough, NJ?
Lebanon Borough, NJ home values average about $752K. That price point suits investors targeting rentals with $2,232/mo in monthly income.
What monthly rent should investors expect in Lebanon Borough, NJ?
Rental rates in Lebanon Borough, NJ average $2,232/mo. Tenant demand and $752K home values make the yield look reasonable by investor standards.
You know 08833 now. You don’t know where it ranks.
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How 08833 ranks in New York-Newark-Jersey City, NY-NJ-PA
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