Real Estate Investing in Manville, New Jersey (08835)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 08835 (Manville, 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 Manville, NJ (08835)?
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Market Analysis: 08835 Manville
The 08835 ZIP in Manville, NJ is a local-operator market. Outside capital chasing a $488K entry has to pair deep knowledge with the discount.
Rent of $1,875/mo on a $488K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08835 sits below the stated 0.0% once reality is priced in.
Regionally, 08835 sits on the difficult end of the NJ spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Turning to rents, 10,870 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.
Strategy in 08835 is an operator game, not a passive one. From a cash-flow lens, entry prices of $488K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Manville:
Property Strategy for 08835
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $407,064 | $2,380 | 4.2% | +8.7% | $203,532 |
| 3BR | $478,101 | $2,850 | 4.3% | +9.7% | $159,367 |
| 4BR | $492,385 | $3,160 | 4.6% | +9.6% | $123,096 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08835 Compare?
| Metric | 08835 | Manville | New Jersey |
|---|---|---|---|
| Home Value | $487,522 | $487,522 | $559,826 |
| 5-Year CAGR | 6.8% | 6.8% | 8.4% |
| Avg Rent | $1,875 | $1,875 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 08835 (Manville, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $487,522 |
| Monthly Rent | $1,875 |
| Price-to-Rent | 21.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 9.8% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +6.1% ▲ |
| 5-Year CAGR | +6.8% ▲ |
| 10-Year CAGR | +7.2% ▲ |
🏠 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 (3.0%). 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 08835
Population: 10,870
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 08835
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 4,141 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Should investors consider Manville, NJ?
The 3.0/5 investability rating in Manville, NJ reflects its $488K prices and $1,875/mo rents. Investors generally consider it a solid option within NJ.
What do landlords charge for rent in Manville, NJ?
Rent in Manville, NJ is around $1,875/mo. The resulting rent-to-value relationship with $488K pricing is reasonable for most investor models.
What are home prices like in Manville, NJ?
Median home price in Manville, NJ is near $488K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
How qualified is the tenant pool in Manville, NJ?
Expect a solid tenant pool in Manville, NJ. The rental market absorbs $1,875/mo rents without meaningful friction.
How high is vacancy risk in Manville, NJ?
Manville, NJ carries elevated vacancy risk. Expect steady absorption at market rents of $1,875/mo.
You know 08835 now. You don’t know where it ranks.
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