Real Estate Investing in Waterford Works, New Jersey (08089)
Should you buy in 08089 (Waterford Works, NJ)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
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 Waterford Works, NJ (08089)?
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Market Analysis: 08089 Waterford Works
The 08089 ZIP covers a section of Waterford Works that demands careful diligence. Prices near $353K look accessible, but the work to make a deal cash flow is real.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $353K asset, 08089 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 08089's metrics run below Camden County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 08089 ZIP's population of 4,195 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that shows the need for careful underwriting.
The 08089 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Waterford Works:
Property Strategy for 08089
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 3BR | $338,188 | $2,160 | 4.6% | +11.4% | $112,729 |
| 4BR | $384,406 | $2,410 | 4.5% | +10.9% | $96,102 |
Market Trends
Home Value History (with trend line)
📊 How Does 08089 Compare?
| Metric | 08089 | Waterford Works | New Jersey |
|---|---|---|---|
| Home Value | $353,256 | $353,256 | $559,826 |
| 5-Year CAGR | 8.3% | 8.3% | 8.4% |
| Avg Rent | $1,620 | $1,620 | - |
| Cap Rate | 3.6% | 3.6% | - |
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 08089 (Waterford Works, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $353,256 |
| Monthly Rent | $1,620 |
| Price-to-Rent | 18.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.5% |
| Cap Rate | 3.6% |
| 5-Year IRR | 11.8% |
📈 Home Appreciation
| 1-Year | +6.8% ▲ |
| 3-Year CAGR | +8.6% ▲ |
| 5-Year CAGR | +8.3% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (3.6%). 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 08089
Population: 4,195
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 08089
Schools in This ZIP Code
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Atco Elementary School
Thomas Richards Early Childhood Center
Winslow Township Middle School
Winslow Township 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 2,254 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 Waterford Works, NJ?
The a challenging house-hack environment in Waterford Works, NJ reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Should investors consider Waterford Works, NJ?
Waterford Works, NJ rates 3.0/5 for investability. With median values at $353K and rents near $1,620/mo, the market offers reasonable fundamentals for rental investors.
Are homes affordable in Waterford Works, NJ?
Median home price in Waterford Works, NJ is near $353K, with a 5-year CAGR of 0.0%. Prices have been even-keeled and supportive of buy-and-hold strategies.
Is Waterford Works, NJ good for landlords?
NJ ranks as a tenant-protective state for landlord-tenant law. Waterford Works generally follows the statewide framework, so landlords face reasonable operating rules.
What monthly rent should investors expect in Waterford Works, NJ?
Investors in Waterford Works, NJ typically see rents near $1,620/mo per month against $353K home values - a solid setup for rental cash flow.
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