Real Estate Investing in Williamstown, New Jersey (08094)
Should you buy in 08094 (Williamstown, NJ)? Our answer, based on the numbers below.
Strong fundamentals — affordable, appreciating, and stable. A confident pick for primary residence.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Williamstown, NJ (08094)?
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Market Analysis: 08094 Williamstown
Not every below-median market is a bargain. Williamstown's 08094 ZIP clocks in at signals that favor experienced operators who can absorb the risk $371K pricing implies.
The investment case in 08094 is solid only for operators who understand what they are buying. A $371K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 08094's metrics run below Gloucester County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A durable renter share of 16% in 08094 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
The 08094 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 Williamstown:
Property Strategy for 08094
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $300,407 | $1,840 | 4.4% | +11.3% | $150,203 |
| 3BR | $335,785 | $2,220 | 4.8% | +11.5% | $111,928 |
| 4BR | $492,837 | $2,480 | 3.6% | +12.2% | $123,209 |
| 5BR | $538,099 | — | — | +12.2% | $107,620 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 08094 Compare?
| Metric | 08094 | Williamstown | New Jersey |
|---|---|---|---|
| Home Value | $370,866 | $370,866 | $559,826 |
| 5-Year CAGR | 7.9% | 7.9% | 8.4% |
| Avg Rent | $3,000 | $3,000 | - |
| Cap Rate | 6.3% | 6.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08094 (Williamstown, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $370,866 |
| Monthly Rent | $3,000 |
| Price-to-Rent | 10.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 9.7% |
| Cap Rate | 6.3% |
| 5-Year IRR | 14.2% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +6.0% ▲ |
| 5-Year CAGR | +7.9% ▲ |
| 10-Year CAGR | +6.4% ▲ |
🏠 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 (6.3%). 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 08094
Population: 40,542
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 08094
Schools in This ZIP Code
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
What real estate strategy is ideal for Williamstown, NJ?
Williamstown, NJ investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($371K prices, $3,000/mo rents) make it a reasonable choice.
What monthly rent should investors expect in Williamstown, NJ?
Average rent in Williamstown, NJ is approximately $3,000/mo per month. Against $371K home values that yields a reasonable rent-to-price ratio.
What price range are homes in Williamstown, NJ?
The median home value in Williamstown, NJ is roughly $371K. That puts it reasonable relative to the NJ statewide average.
Can owner-occupants cash flow in Williamstown, NJ?
Williamstown, NJ offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $3,000/mo rent level.
How strong is Williamstown, NJ for real estate investors?
Williamstown, NJ rates 4.0/5 for investability. With median values at $371K and rents near $3,000/mo, the market offers reasonable fundamentals for rental investors.
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