Real Estate Investing in Glassboro, New Jersey (08028)
Should you buy in 08028 (Glassboro, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Elevated vacancy: 10.3% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Glassboro, NJ (08028)?
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Market Analysis: 08028 Glassboro
Investors eyeing 08028 need to respect the fundamentals at play. Home values of $372K come alongside slower price movement and elevated management overhead.
Rent of $2,669/mo on a $372K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08028 sits below the stated 0.0% once reality is priced in.
The gap between 08028 and stronger Glassboro ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Meanwhile, 24,806 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 08028 is an operator game, not a passive one. From an investor standpoint, entry prices of $372K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Glassboro:
Property Strategy for 08028
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $274,353 | $2,070 | 5.4% | +9.9% | $137,177 |
| 3BR | $350,752 | $2,480 | 5.1% | +11.3% | $116,917 |
| 4BR | $401,016 | $2,770 | 5.0% | +11.4% | $100,254 |
| 5BR | $383,491 | — | — | +11.0% | $76,698 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08028 Compare?
| Metric | 08028 | Glassboro | New Jersey |
|---|---|---|---|
| Home Value | $371,686 | $371,686 | $559,826 |
| 5-Year CAGR | 8.6% | 8.6% | 8.4% |
| Avg Rent | $2,669 | $2,669 | - |
| Cap Rate | 5.6% | 5.6% | - |
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 08028 (Glassboro, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $371,686 |
| Monthly Rent | $2,669 |
| Price-to-Rent | 11.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 8.6% |
| Cap Rate | 5.6% |
| 5-Year IRR | 14.2% |
📈 Home Appreciation
| 1-Year | +4.7% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +8.6% ▲ |
| 10-Year CAGR | +6.9% ▲ |
🏠 Rent Trends
| 1-Year | -7.9% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (5.6%). 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 08028
Population: 24,806
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 08028
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Herma S. Simmons Elementary School
Pitman Elementary School
Pitman Jr./Sr. High School
Memorial Elementary School
Clayton High 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 4,526 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Can I live-in-and-rent in Glassboro, NJ?
Glassboro, NJ is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $372K price point reasonable to enter.
How much do tenants pay in Glassboro, NJ?
Investors in Glassboro, NJ typically see rents near $2,669/mo per month against $372K home values - a solid setup for rental cash flow.
How strong is tenant demand in Glassboro, NJ?
Expect a solid tenant pool in Glassboro, NJ. The rental market absorbs $2,669/mo rents without meaningful friction.
Are eviction rules reasonable in Glassboro, NJ?
Glassboro, NJ operates under NJ law, which is tenant-protective overall for landlords. Expect measured treatment in typical lease and eviction cases.
What is the typical home price in Glassboro, NJ?
The median home value in Glassboro, NJ is roughly $372K. That puts it reasonable relative to the NJ statewide average.
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