Real Estate Investing in Willingboro Township, New Jersey (08046)
Should you buy in 08046 (Willingboro Township, NJ)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Willingboro Township, NJ (08046)?
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Market Analysis: 08046 Willingboro Township
The 08046 ZIP covers a section of Willingboro Township that demands careful diligence. Prices near $359K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 08046 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 08046 among NJ's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 08046 includes headwinds that any investor should price in. Income distribution skews lower than Willingboro Township averages, and tenant stability requires active management.
Strategically, 08046 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Willingboro Township:
Property Strategy for 08046
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $247,210 | $2,470 | 7.2% | +12.0% | $123,605 |
| 3BR | $354,970 | $2,960 | 6.0% | +12.9% | $118,323 |
| 4BR | $381,048 | $3,310 | 6.3% | +12.4% | $95,262 |
| 5BR | $437,386 | — | — | +12.5% | $87,477 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08046 Compare?
| Metric | 08046 | Willingboro Township | New Jersey |
|---|---|---|---|
| Home Value | $358,684 | $358,684 | $559,826 |
| 5-Year CAGR | 9.3% | 9.3% | 8.4% |
| Avg Rent | $2,822 | $2,822 | - |
| Cap Rate | 6.1% | 6.1% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08046 (Willingboro Township, NJ). Anonymous, moderated, never written by AI.
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Property managers serving Burlington County
Manage rentals here? List your business →Pillar Property Management focuses on serving Associations in the Philadelphia and Southern New Jersey area, offering management services for various unit sizes. summary from their website
Target Property Management Corporation provides professional HOA & Condo Management services throughout New Jersey, with a focus on financial and community governance. summary from their website
Connection Property Management of NJ provides property management services in South Jersey. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $358,684 |
| Monthly Rent | $2,822 |
| Price-to-Rent | 10.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.4% |
| Cap Rate | 6.1% |
| 5-Year IRR | 15.4% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +6.7% ▲ |
| 5-Year CAGR | +9.3% ▲ |
| 10-Year CAGR | +9.5% ▲ |
🏠 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 (6.1%). 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 08046
Population: 31,876
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 08046
Schools in This ZIP Code
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Beverly City School District
Mildred Magowan Elementary School
Samuel M Ridgway Middle 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 1,734 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How tight is the rental market in Willingboro Township, NJ?
Willingboro Township, NJ carries elevated vacancy risk. Expect reliable absorption at market rents of $2,822/mo.
How much do tenants pay in Willingboro Township, NJ?
Expect rents around $2,822/mo per month in Willingboro Township, NJ. With home values at $359K, the yield math works out to reasonable levels for rental investors.
What does house hacking look like in Willingboro Township, NJ?
The a challenging house-hack environment in Willingboro Township, NJ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the average home sale price in Willingboro Township, NJ?
Expect median prices around $359K in Willingboro Township, NJ. The market has run at a 0.0% 5-year CAGR, so entry costs have been stable.
How does Willingboro Township, NJ stack up for property investment?
Yes - Willingboro Township, NJ a 4.0/5 investability score. With $359K home prices against $2,822/mo monthly rent, the market delivers a reasonable entry point for new investors.
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