Real Estate Investing in Bridgewater Township, New Jersey (08836)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08836 (Bridgewater Township, 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.
- High price-to-rent: Price-to-rent ratio 30.1 — 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 Bridgewater Township, NJ (08836)?
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Market Analysis: 08836 Bridgewater Township
The 08836 ZIP covers a section of Bridgewater Township that demands careful diligence. Prices near $895K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $895K asset, 08836 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 08836 offers a low basis, the region around Bridgewater Township has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 08836 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Distressed ZIPs reward experience. notable returns are possible in 08836, 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 Bridgewater Township:
Property Strategy for 08836
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $734,199 | $3,300 | 3.2% | +8.3% | $244,733 |
| 4BR | $912,299 | $3,650 | 2.9% | +8.5% | $228,075 |
| 5BR | $1,257,317 | — | — | +8.9% | $251,463 |
Market Trends
Home Value History (with trend line)
📊 How Does 08836 Compare?
| Metric | 08836 | Bridgewater Township | New Jersey |
|---|---|---|---|
| Home Value | $894,957 | $820,096 | $559,826 |
| 5-Year CAGR | 5.7% | 5.7% | 8.4% |
| Avg Rent | $2,475 | $2,750 | - |
| Cap Rate | 2.2% | 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 08836 (Bridgewater Township, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $894,957 |
| Monthly Rent | $2,475 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 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 (2.2%). 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 08836
Population: 4,326
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 08836
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Smalley Elementary School
Community Middle School
Lafayette Elementary School
LaMonte-Annex Elementary School
Bound Brook 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 1,712 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Do rentals sit vacant long in Bridgewater Township, NJ?
Rental vacancy in Bridgewater Township, NJ is elevated. Investors should budget normal turnover but not chronic empty units.
What is the typical home price in Bridgewater Township, NJ?
In Bridgewater Township, NJ the median home value sits at $895K. Against the broader NJ market, that reads as reasonable for most investors.
How much is rent in Bridgewater Township, NJ?
Bridgewater Township, NJ rentals go for roughly $2,475/mo a month. That puts gross yield in solid territory relative to $895K acquisition costs.
How qualified is the tenant pool in Bridgewater Township, NJ?
The tenant pool in Bridgewater Township, NJ is solid, supported by local employment and population fundamentals. Rents of $2,475/mo are well-absorbed by the market.
Is Bridgewater Township, NJ a smart market for rental property?
The 3.0/5 investability rating in Bridgewater Township, NJ reflects its $895K prices and $2,475/mo rents. Investors generally consider it a solid option within NJ.
You know 08836 now. You don’t know where it ranks.
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How 08836 ranks in New York-Newark-Jersey City, NY-NJ-PA
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