Real Estate Investing in Gloucester City, New Jersey (08030)
Should you buy in 08030 (Gloucester City, 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: 9.9% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Gloucester City, NJ (08030)?
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Market Analysis: 08030 Gloucester City
The 08030 ZIP in Gloucester City, NJ is a local-operator market. Outside capital chasing a $241K entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $241K asset, 08030 is the wrong submarket. If the plan prices in friction, the yield can still work.
In the broader NJ picture, 08030 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
The demographic picture in 08030 includes headwinds that any investor should price in. Income distribution skews lower than Gloucester City averages, and tenant stability requires active management.
New investors are better served looking at Gloucester City's stable or hybrid ZIPs before stepping into 08030. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Gloucester City:
Property Strategy for 08030
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $205,867 | $1,950 | 6.8% | +15.0% | $102,934 |
| 3BR | $236,202 | $2,340 | 7.1% | +14.4% | $78,734 |
| 4BR | $275,394 | $2,610 | 6.8% | +14.1% | $68,848 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08030 Compare?
| Metric | 08030 | Gloucester City | New Jersey |
|---|---|---|---|
| Home Value | $241,267 | $241,267 | $559,826 |
| 5-Year CAGR | 9.4% | 9.4% | 8.4% |
| Avg Rent | $1,852 | $1,852 | - |
| Cap Rate | 6.0% | 6.0% | - |
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 08030 (Gloucester City, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $241,267 |
| Monthly Rent | $1,852 |
| Price-to-Rent | 10.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.2% |
| Cap Rate | 6.0% |
| 5-Year IRR | 15.4% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +8.2% ▲ |
| 5-Year CAGR | +9.4% ▲ |
| 10-Year CAGR | +9.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) is close to the estimated cap rate (6.0%). Financing this market at current rates produces a cash-on-cash return near the cap rate. Appreciation and tax benefits may still support the investment.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 08030
Population: 13,185
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 08030
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Audubon Junior/Senior High School
Bell Oaks Upper Elementary School
Henry B. Wilson Family School
Key Francis Scott Sch
Mansion Avenue 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 646 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is real estate in Gloucester City, NJ a good investment right now?
Gloucester City, NJ scores 3.0/5 for investability. Home values sit at $241K and rents near $1,852/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
How do experienced investors play Gloucester City, NJ?
The best-fit strategy in Gloucester City, NJ is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
Is it easy to find good tenants in Gloucester City, NJ?
Tenant demand in Gloucester City, NJ is solid. The local workforce $1,852/mo rents across most rental classes.
What kind of vacancy should I budget for in Gloucester City, NJ?
Occupancy in Gloucester City, NJ runs reliable with elevated vacancy. Well-priced units at $1,852/mo lease on reasonable timelines.
How strict are landlord regulations in Gloucester City, NJ?
Rental owners in Gloucester City, NJ deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
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