State rental market analysis · NJ
New Jersey rental markets
57 tracked cities over 20,000 population, 49 ranked and summarized by their median Overall. Every number traces to Census, Zillow and BLS. All states ranked →
Browse every New Jersey ZIP Code area → · the full server-rendered index for this state.
Part of the Middle Atlantic Census division (Northeast region).
The honest read
New Jersey ranks #47 of 51 states for rental investing, with a median Overall of 33.9/100 across its ranked cities, below the national median. 49 ranked cities roll up into this grade.
A state grade is the median of its ranked cities, a screen for where to look, not underwriting. Open any city below for its full shown-math breakdown, or run a specific deal through the cap rate and cash-flow calculators.
Where it ranks, factor by factor
Every value is the median across the 49 ranked cities in this state. The national rank compares all 51 states on that one factor; the engine already flips inverted factors (affordability, low unemployment) so a better rank always means a better market. Each factor sits in one of the model’s three categories (Cash Flow, Growth, or Stability); this is a representative summary, and the full thirteen-factor breakdown is on each city’s page. Full methodology.
| Factor | Category | State value | National rank |
|---|---|---|---|
| Gross rent yield | Cash Flow | 5.7% | not measured |
| Rent growth | Growth | 4.7% | not measured |
| Home value growth | Growth | 5.9% | not measured |
| Population growth | Growth | 0.7% | not measured |
| Job growth | Growth | 1.0% | not measured |
| Price-to-income | Cash Flow | 7.4× | not measured |
| Unemployment | Stability | 4.5% | not measured |
| Rental demand | Stability | 61% renters · 347.6% vacancy | not measured |
| Income growth | Growth | 6.5% | not measured |
Every city in New Jersey, ranked
Led by Camden at 56/100. Click any column to re-sort; every city links to its full shown-math breakdown.
| NJ rank | City | Grade | Cash Flow | Growth | Stability | Typical home value | Gross yield | National rank |
|---|---|---|---|---|---|---|---|---|
| 1 | Camden | 56 | A | C | D | $146,599 | 14.6% | #446 |
| 2 | Pleasantville | 50 | B | C | D | $249,036 | 9.5% | #745 |
| 3 | Paramus | 47 | D | C | B | $1,086,056 | 5.9% | #946 |
| 4 med | Lindenwold | 46 | C | B | D | $276,054 | 9.0% | #954 |
| 5 | Fair Lawn | 46 | D | B | C | $739,017 | 5.5% | #998 |
| 6 | Secaucus | 45 | D | B | D | $672,685 | 5.1% | #1046 |
| 7 | New Brunswick | 44 | C | C | D | $449,176 | 7.3% | #1090 |
| 8 | Sayreville | 44 | D | C | C | $541,415 | 6.1% | #1092 |
| 9 | Hoboken | 44 | C | C | D | $899,212 | 5.3% | #1097 |
| 10 | Glassboro | 44 | C | B | D | $376,354 | 8.0% | #1104 |
| 11 | Jersey City | 43 | D | B | D | $670,166 | 5.7% | #1135 |
| 12 | Princeton | 43 | D | C | C | $979,905 | 4.2% | #1144 |
| 13 | Fort Lee | 43 | C | B | D | $604,159 | 7.0% | #1163 |
| 14 | Vineland | 41 | C | C | D | $315,332 | 7.5% | #1219 |
| 15 | Millville | 41 | B | D | D | $262,332 | 7.6% | #1250 |
| 16 | Hackensack | 40 | D | C | D | $473,422 | 6.9% | #1270 |
| 17 med | Bergenfield | 38 | F | B | C | $651,416 | 4.5% | #1342 |
| 18 | Cliffside Park | 37 | D | B | D | $637,178 | 5.3% | #1410 |
| 19 | West New York | 36 | D | C | D | $467,343 | 6.5% | #1444 |
| 20 | South Plainfield | 36 | D | C | D | $598,263 | 5.4% | #1453 |
| 21 | Atlantic City | 36 | B | C | F | $221,467 | 9.7% | #1465 |
| 22 | Elmwood Park | 35 | F | B | C | $628,943 | 4.9% | #1511 |
| 23 | Carteret | 35 | F | C | C | $567,711 | 5.2% | #1514 |
| 24 | Clifton | 34 | F | B | C | $618,464 | 5.2% | #1519 |
| 25 | Englewood | 34 | F | C | D | $636,712 | 5.3% | #1540 |
| 26 | Roselle | 34 | F | C | C | $520,191 | 5.9% | #1541 |
| 27 | Linden | 33 | F | C | C | $553,705 | 5.4% | #1574 |
| 28 | Perth Amboy | 32 | F | C | C | $504,481 | 5.6% | #1598 |
| 29 | Ridgewood | 32 | F | C | D | $1,273,036 | 3.8% | #1607 |
| 30 | Westfield | 32 | F | C | B | $1,327,809 | 3.0% | #1612 |
| 31 | North Plainfield | 31 | F | C | C | $504,829 | 5.0% | #1623 |
| 32 | Newark | 31 | F | B | D | $481,883 | 5.3% | #1627 |
| 33 | Bridgeton | 31 | D | C | D | $258,523 | 6.8% | #1636 |
| 34 | Plainfield | 29 | F | B | D | $521,339 | 5.0% | #1684 |
| 35 | Lodi | 28 | F | B | C | $635,738 | 4.4% | #1697 |
| 36 | Garfield | 27 | F | B | D | $592,866 | 5.0% | #1718 |
| 37 | Bayonne | 27 | F | B | D | $600,153 | 4.8% | #1721 |
| 38 | Trenton | 27 | F | C | D | $354,110 | 6.9% | #1722 |
| 39 | Summit | 26 | F | C | B | $1,433,872 | 2.5% | #1724 |
| 40 | Kearny | 25 | F | C | C | $585,157 | 4.4% | #1746 |
| 41 | Rahway | 25 | F | C | D | $543,122 | 5.5% | #1754 |
| 42 | Union City | 25 | F | C | D | $576,915 | 5.0% | #1755 |
| 43 | Elizabeth | 23 | F | B | D | $548,370 | 4.9% | #1776 |
| 44 | Long Branch | 22 | F | C | D | $837,568 | 3.9% | #1781 |
| 45 | Morristown | 22 | F | C | C | $920,121 | 3.8% | #1783 |
| 46 | Palisades Park | 21 | F | B | C | $1,015,171 | 3.2% | #1791 |
| 47 | East Orange | 21 | F | B | D | $481,308 | 5.0% | #1797 |
| 48 | Passaic | 17 | F | C | C | $560,282 | 4.4% | #1825 |
| 49 | Paterson | 16 | F | C | D | $542,128 | 4.1% | #1834 |
Data as of: Zillow ZHVI/ZORI through the latest monthly release · Census ACS 5-yr 2019–2023 · Census PEP July 2024 · BLS LAUS county 2023 annual. Generated 2026-09-01. Methodology & limitations · underwrite any specific deal with the free calculators.
Limited-data cities in New Jersey
These 8 cities lack enough measured factors to rank, so they are excluded from the state grade; their pages show exactly what could be measured.
ZIP markets in New Jersey
598 Census ZIP Codes (ZCTAs) in New Jersey · 458 data-eligible for subscores. These are sub-city government areas ranked separately from the New Jersey city table. The overall Rental Investor ZIP Score leaderboard leads; the two component subscores (affordability, rental-market context) follow as independent percentiles. ZIP ranks are shown within the ZIP universe only, never mixed with, and not directly comparable to, city ranks. Vintage: the Key metric column is Census ACS 2020–2024 (5-year), a newer release than the ACS 2019–2023 figures the city table above uses; the same measure can legitimately disagree between the two.
Best overall ZIP Codes in New Jersey
Ranked by the overall Rental Investor ZIP Score. The # is each ZIP Code's canonical NJ state rank; the smaller figure is its national rank. Separate from the New Jersey city table and not directly comparable to it.
| NJ rank | ZIP Code | Overallgrade · national | Key metric |
|---|---|---|---|
| #1 | 07302Jersey City | A 69#696 nat | 4.3%Survey yield |
| #2 | 08873Six Mile Run | A 68#906 nat | 5.4%Survey yield |
| #3 | 08054Ramblewood | A 67#1,093 nat | 7.2%Survey yield |
| #4 | 08902Deans | A 66#1,227 nat | 5.8%Survey yield |
| #5 | 07095Woodbridge | A 65#1,595 nat | 6.4%Survey yield |
| #6 | 08053Marlton | A 65#1,688 nat | 6.2%Survey yield |
| #7 | 08844Hillsborough | A 65#1,715 nat | 5.2%Survey yield |
| #8 | 08854Rutgers University-Livingston Campus | A 64#1,765 nat | 5.4%Survey yield |
| #9 | 07030Hoboken | A 64#2,006 nat | 3.9%Survey yield |
| #9 | 08817Rutgers University-Livingston Campus | A 64#2,006 nat | 5.7%Survey yield |
| #11 | 08823Pleasant Plains | B 64#2,042 nat | 9.3%Survey yield |
| #12 | 08876Somerville | B 63#2,265 nat | 4.5%Survey yield |
Top affordability ZIP Codes in New Jersey
State-scoped leaders on the affordability subscore only (national rank shown is within that subscore’s data-eligible universe). Substantially an inverse housing-cost signal: a component of the overall score, not a predicted return.
| # | ZIP Code | Affordability | Key metric |
|---|---|---|---|
| 1 | 08103Camden | 61#5,359 nat | 10.1%Survey yield |
| 2 | 08251Villas | 56#6,848 nat | 7.1%Survey yield |
| 3 | 08757Holiday City-Berkeley | 56#7,097 nat | 7.5%Survey yield |
| 4 | 08105Camden | 52#8,694 nat | 13.1%Survey yield |
| 5 | 08104Camden | 51#8,857 nat | 15.0%Survey yield |
| 6 | 08823Pleasant Plains | 50#9,309 nat | 9.3%Survey yield |
| 7 | 08759Crestwood Village | 50#9,464 nat | 7.9%Survey yield |
| 8 | 08102Camden | 50#9,517 nat | 17.8%Survey yield |
| 9 | 08722Beachwood | 50#9,680 nat | 8.0%Survey yield |
| 10 | 08554Roebling | 50#9,733 nat | 10.9%Survey yield |
| 11 | 08611Trenton | 48#10,335 nat | 10.9%Survey yield |
| 12 | 08733Lakehurst | 48#10,520 nat | 8.9%Survey yield |
Deepest rental-market ZIP Codes in New Jersey
State-scoped leaders on the rental-market-context subscore only (national rank shown is within that subscore’s data-eligible universe). Rental depth/tightness: a separate component, never combined here with affordability.
| # | ZIP Code | Rental market | Key metric |
|---|---|---|---|
| 1 | 07524Paterson | 86#1 nat | 4.5%Survey yield |
| 2 | 07513Paterson | 84#24 nat | 4.9%Survey yield |
| 3 | 07650Palisades Park | 84#26 nat | 3.4%Survey yield |
| 4 | 07057Wallington | 84#31 nat | 3.7%Survey yield |
| 5 | 07055Passaic | 84#32 nat | 4.1%Survey yield |
| 6 | 08102Camden | 83#47 nat | 17.8%Survey yield |
| 7 | 07102Newark | 83#58 nat | 3.5%Survey yield |
| 8 | 07522Paterson | 83#65 nat | 6.5%Survey yield |
| 9 | 08536Princeton Meadows | 83#65 nat | 3.5%Survey yield |
| 10 | 07105Newark | 82#87 nat | 4.2%Survey yield |
| 11 | 07111 | 82#93 nat | 5.0%Survey yield |
| 12 | 07644Lodi | 82#109 nat | 4.3%Survey yield |