Real Estate Investing in Phillipsburg, New Jersey (08865)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08865 (Phillipsburg, 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 Phillipsburg, NJ (08865)?
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Market Analysis: 08865 Phillipsburg
On the rental side, ZIP 08865 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $346K median. It rewards specialists, not generalists.
The investment case in 08865 is durable only for operators who understand what they are buying. A $346K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Within NJ, ZIP 08865 trails on several market indicators that neighboring Warren County submarkets outperform. The gap is real and substantial enough to shape underwriting.
Demographically, 08865 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
Strategy in 08865 is an operator game, not a passive one. Turning to rents, entry prices of $346K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Phillipsburg:
Property Strategy for 08865
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $218,811 | $1,460 | 4.8% | +10.6% | $218,811 |
| 2BR | $292,428 | $1,810 | 4.5% | +12.3% | $146,214 |
| 3BR | $330,243 | $2,300 | 5.0% | +12.5% | $110,081 |
| 4BR | $443,413 | $2,670 | 4.3% | — | $110,853 |
| 5BR | $436,932 | — | — | +11.1% | $87,386 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08865 Compare?
| Metric | 08865 | Phillipsburg | New Jersey |
|---|---|---|---|
| Home Value | $345,984 | $345,984 | $559,826 |
| 5-Year CAGR | 6.7% | 6.7% | 8.4% |
| Avg Rent | $1,988 | $1,988 | - |
| Cap Rate | 4.5% | 4.5% | - |
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 08865 (Phillipsburg, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $345,984 |
| Monthly Rent | $1,988 |
| Price-to-Rent | 14.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.9% |
| Cap Rate | 4.5% |
| 5-Year IRR | 11.1% |
📈 Home Appreciation
| 1-Year | +5.2% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | +5.9% ▲ |
| 3-Year CAGR | +6.5% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.5%). 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 08865
Population: 31,078
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 08865
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 1,827 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average home sale price in Phillipsburg, NJ?
Phillipsburg, NJ median home values land near $346K. That is reasonable territory for investors looking at $1,988/mo-per-month rentals.
Is Phillipsburg, NJ good for house hacking?
Phillipsburg, NJ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,988/mo rent level.
Is Phillipsburg, NJ a friendly market for rental owners?
Rental owners in Phillipsburg, NJ deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What do rentals go for in Phillipsburg, NJ?
Phillipsburg, NJ rentals go for roughly $1,988/mo a month. That puts gross yield in solid territory relative to $346K acquisition costs.
How strong is tenant demand in Phillipsburg, NJ?
Expect a solid tenant pool in Phillipsburg, NJ. The rental market absorbs $1,988/mo rents without meaningful friction.
You know 08865 now. You don’t know where it ranks.
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How 08865 ranks in Allentown-Bethlehem-Easton, PA-NJ
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