Real Estate Investing in Westville, New Jersey (08093)
Should you buy in 08093 (Westville, 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: 8.5% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Westville, NJ (08093)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 08093 Westville
The 08093 ZIP in Westville, NJ is a local-operator market. Outside capital chasing a $290K entry has to pair deep knowledge with the discount.
Rent of $1,800/mo on a $290K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 08093 sits below the stated 0.0% once reality is priced in.
In the broader NJ picture, 08093 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A significant renter share of 45% in 08093 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
New investors are better served looking at Westville's stable or hybrid ZIPs before stepping into 08093. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Westville:
Property Strategy for 08093
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $235,056 | $1,650 | 5.1% | +13.3% | $117,528 |
| 3BR | $290,502 | $1,980 | 4.9% | +12.1% | $96,834 |
| 4BR | $325,226 | $2,210 | 4.9% | +11.9% | $81,307 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08093 Compare?
| Metric | 08093 | Westville | New Jersey |
|---|---|---|---|
| Home Value | $289,921 | $289,921 | $559,826 |
| 5-Year CAGR | 8.9% | 8.9% | 8.4% |
| Avg Rent | $1,800 | $1,800 | - |
| Cap Rate | 4.8% | 4.8% | - |
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 08093 (Westville, NJ). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 08093 (Westville, NJ)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $289,921 |
| Monthly Rent | $1,800 |
| Price-to-Rent | 13.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 13.8% |
📈 Home Appreciation
| 1-Year | +4.8% ▲ |
| 3-Year CAGR | +7.4% ▲ |
| 5-Year CAGR | +8.9% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (4.8%). 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 08093
Population: 9,224
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 08093
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bell Oaks Upper Elementary School
Central Early Childhood Center
Evergreen Avenue Elementary School
Good Intent Elementary School
Lake Tract Elementary 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 2,171 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the investability score for Westville, NJ?
With a 3.0/5 investability score, Westville, NJ ranks as a solid market for rental property investors. Median prices of $290K and rents of $1,800/mo drive the underlying numbers.
What is the typical rental rate in Westville, NJ?
Expect rents around $1,800/mo per month in Westville, NJ. With home values at $290K, the yield math works out to reasonable levels for rental investors.
Which real estate strategy fits Westville, NJ?
Westville, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($290K prices, $1,800/mo rents) make it a reasonable choice.
How strict are landlord regulations in Westville, NJ?
Westville, NJ falls under NJ landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
Do rentals sit vacant long in Westville, NJ?
Westville, NJ vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
See what 08093 really looks like for investors
You're reading the free snapshot. Unlock appreciation trends, cap rates, vacancy signals, Section 8 data, and full demographics for 08093.
AI Market Advisor
Ask questions about investing in 08093 (Westville)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 08093 (Westville, NJ).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.