Real Estate Investing in Fortescue, New Jersey (08321)
Should you buy in 08321 (Fortescue, NJ)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A balanced market — moderate cash flow and moderate appreciation. A "steady" investor profile fits best.
- High vacancy: 79.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- Lower household income: $39,583 median — tenant affordability is tighter.
What’s happening in Fortescue, NJ (08321)?
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Market Analysis: 08321 Fortescue
ZIP 08321 inside Cumberland County looks affordable on the surface — median value of $179K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 08321 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Within NJ, ZIP 08321 trails on several market indicators that neighboring Cumberland County submarkets outperform. The gap is real and durable enough to shape underwriting.
The 08321 ZIP's population of 153 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that posts the need for careful underwriting.
New investors are better served looking at Fortescue's stable or hybrid ZIPs before stepping into 08321. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Fortescue:
Market Trends
Home Value History (with trend line)
📊 How Does 08321 Compare?
| Metric | 08321 | Fortescue | Vineland-Bridgeton, NJ | New Jersey |
|---|---|---|---|---|
| Home Value | $179,138 | $179,138 | N/A | $559,826 |
| 5-Year CAGR | 7.3% | 7.3% | N/A | 8.4% |
| Avg Rent | $1,746 | $1,746 | N/A | - |
| Cap Rate | 7.6% | 7.6% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 08321 (Fortescue, NJ). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $179,138 |
| Monthly Rent | $1,746 |
| Price-to-Rent | 8.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 11.7% |
| Cap Rate | 7.6% |
| 5-Year IRR | 14.9% |
📈 Home Appreciation
| 1-Year | +3.6% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +7.3% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The estimated cap rate (7.6%) exceeds the current 30-yr mortgage rate (6.5%). When borrowing costs less than a property yields, leverage can increase your cash-on-cash return above the cap rate.
⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 08321
Population: 153
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
Frequently Asked Questions
How high is vacancy risk in Fortescue, NJ?
Expect elevated vacancy in Fortescue, NJ. Rents at $1,746/mo are absorbed by the tenant base without meaningful lag.
What are home prices like in Fortescue, NJ?
Fortescue, NJ home values average about $179K. That price point suits investors targeting rentals with $1,746/mo in monthly income.
What is the typical rental rate in Fortescue, NJ?
Average rent in Fortescue, NJ is approximately $1,746/mo per month. Against $179K home values that yields a reasonable rent-to-price ratio.
Is Fortescue, NJ a friendly market for rental owners?
NJ law tenant-protective for landlords, and Fortescue inherits those rules. Investors should still review local ordinances for rental licensing.
Is Fortescue, NJ a smart market for rental property?
Fortescue, NJ rates 4.0/5 for investability. With median values at $179K and rents near $1,746/mo, the market offers reasonable fundamentals for rental investors.
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