Real Estate Investing in Piscataway, New Jersey (08854)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08854 (Piscataway, 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 Piscataway, NJ (08854)?
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Market Analysis: 08854 Piscataway
Investors eyeing 08854 need to respect the fundamentals at play. Home values of $605K come alongside slower price movement and elevated management overhead.
The 08854 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
ZIP 08854'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.
The 08854 ZIP's population of 60,405 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The right play in 08854 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Piscataway:
Property Strategy for 08854
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $440,616 | $2,660 | 4.3% | +9.0% | $220,308 |
| 3BR | $568,420 | $3,190 | 4.0% | +9.1% | $189,473 |
| 4BR | $696,823 | $3,530 | 3.6% | +9.3% | $174,206 |
| 5BR | $789,638 | — | — | +9.5% | $157,928 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08854 Compare?
| Metric | 08854 | Piscataway | New Jersey |
|---|---|---|---|
| Home Value | $604,961 | $604,961 | $559,826 |
| 5-Year CAGR | 6.8% | 6.8% | 8.4% |
| Avg Rent | $2,625 | $2,625 | - |
| Cap Rate | 3.4% | 3.4% | - |
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 08854 (Piscataway, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $604,961 |
| Monthly Rent | $2,625 |
| Price-to-Rent | 19.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.2% |
| Cap Rate | 3.4% |
| 5-Year IRR | 10.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 Rent Trends
| 1-Year | +0.1% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.4%). 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 08854
Population: 60,405
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 08854
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 2,429 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How strong is Piscataway, NJ for real estate investors?
Piscataway, NJ scores 3.0/5 for investability. Home values sit at $605K and rents near $2,625/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
Are homes affordable in Piscataway, NJ?
Piscataway, NJ median home values land near $605K. That is reasonable territory for investors looking at $2,625/mo-per-month rentals.
How strong are rents in Piscataway, NJ?
The typical rental in Piscataway, NJ commands about $2,625/mo monthly. That rent profile steady cash flow against the $605K purchase basis.
Are renters plentiful in Piscataway, NJ?
Working renters make up the core of the Piscataway, NJ tenant base. The pool is reasonable for investors targeting long-term holds.
How high is vacancy risk in Piscataway, NJ?
Piscataway, NJ carries elevated vacancy risk. Expect measured absorption at market rents of $2,625/mo.
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