Real Estate Investing in Middlesex, New Jersey (08846)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08846 (Middlesex, NJ)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Middlesex, NJ (08846)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08846 Middlesex
Put differently, ZIP 08846 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $557K median. It rewards specialists, not generalists.
Rent of $2,699/mo on a $557K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08846 sits below the stated 0.0% once reality is priced in.
ZIP 08846's metrics run below Middlesex County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Resident income in 08846 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 08846 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Middlesex:
Property Strategy for 08846
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $388,409 | $2,210 | 4.1% | +10.1% | $194,205 |
| 3BR | $525,816 | $2,650 | 3.6% | +9.9% | $175,272 |
| 4BR | $611,468 | $2,930 | 3.5% | — | $152,867 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08846 Compare?
| Metric | 08846 | Middlesex | New Jersey |
|---|---|---|---|
| Home Value | $557,290 | $557,290 | $559,826 |
| 5-Year CAGR | 6.6% | 6.6% | 8.4% |
| Avg Rent | $2,699 | $2,699 | - |
| Cap Rate | 3.8% | 3.8% | - |
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 08846 (Middlesex, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $557,290 |
| Monthly Rent | $2,699 |
| Price-to-Rent | 17.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.8% |
| Cap Rate | 3.8% |
| 5-Year IRR | 10.4% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +7.0% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 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 (3.8%). 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 08846
Population: 14,518
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 08846
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Conackamack Middle School
Dunellen High School
Grandview Elementary School
Green Brook Middle School
Irene E. Feldkirchner Elementary 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
Frequently Asked Questions
How much rent can I charge in Middlesex, NJ?
Middlesex, NJ rentals go for roughly $2,699/mo a month. That puts gross yield in solid territory relative to $557K acquisition costs.
What kind of vacancy should I budget for in Middlesex, NJ?
Middlesex, NJ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Is Middlesex in NJ worth investing in?
Our data puts Middlesex, NJ at 3.0/5 for investability. Home prices of $557K and rents around $2,699/mo create a solid backdrop for investor activity.
What is the best play in Middlesex, NJ?
Middlesex, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($557K prices, $2,699/mo rents) make it a reasonable choice.
What is the typical home price in Middlesex, NJ?
In Middlesex, NJ the median home value sits at $557K. Against the broader NJ market, that reads as reasonable for most investors.
You know 08846 now. You don’t know where it ranks.
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How 08846 ranks in New York-Newark-Jersey City, NY-NJ-PA
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