Real Estate Investing in Parlin, New Jersey (08859)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08859 (Parlin, 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 Parlin, NJ (08859)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08859 Parlin
The 08859 ZIP in Parlin, NJ is a local-operator market. Outside capital chasing a $564K entry has to pair deep knowledge with the discount.
Distressed markets are won on execution, not on spreadsheets. ZIP 08859 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 08859 offers a low basis, the region around Parlin has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Put differently, 24,284 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Parlin:
Property Strategy for 08859
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $419,154 | $2,170 | 3.7% | +10.4% | $209,577 |
| 3BR | $526,889 | $2,600 | 3.6% | +9.2% | $175,630 |
| 4BR | $650,277 | $2,880 | 3.2% | +10.1% | $162,569 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08859 Compare?
| Metric | 08859 | Parlin | New Jersey |
|---|---|---|---|
| Home Value | $563,713 | $563,713 | $559,826 |
| 5-Year CAGR | 6.9% | 6.9% | 8.4% |
| Avg Rent | $2,956 | $2,956 | - |
| Cap Rate | 4.1% | 4.1% | - |
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 08859 (Parlin, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $563,713 |
| Monthly Rent | $2,956 |
| Price-to-Rent | 15.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.3% |
| Cap Rate | 4.1% |
| 5-Year IRR | 11.0% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +7.2% ▲ |
| 5-Year CAGR | +6.9% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 Rent Trends
| 1-Year | +0.7% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.1%). 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 08859
Population: 24,284
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 08859
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Memorial Elementary School
South Amboy Elementary
Project Before at Selover School
South Amboy Middle/High School
Woodrow Wilson 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
Investor Insight: With 3,269 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the typical home price in Parlin, NJ?
The median home value in Parlin, NJ is roughly $564K. That puts it reasonable relative to the NJ statewide average.
How much is rent in Parlin, NJ?
Rental rates in Parlin, NJ average $2,956/mo. Tenant demand and $564K home values make the yield look reasonable by investor standards.
How quickly do rentals get leased in Parlin, NJ?
Parlin, NJ sees elevated vacancy, which is reasonable relative to the broader NJ rental market.
What is it like being a landlord in Parlin, NJ?
Landlord-friendliness in Parlin, NJ is tenant-protective. Eviction timelines and lease enforcement are considered reasonable by most property managers.
What is the renter demographic in Parlin, NJ?
The renter base in Parlin, NJ is reasonable for the $2,956/mo price point. Screening well and pricing to market typically yields steady tenants.
You know 08859 now. You don’t know where it ranks.
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How 08859 ranks in New York-Newark-Jersey City, NY-NJ-PA
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