Rental market · Washington, NJ · Borough
Washington, NJ: average rent, home values, and rental yield
Middle Atlantic · Population 7,334
DatasetCity Market Score, model balanced4,812 of 5,233 tracked U.S. markets rankedgenerated 2026-10-06Latest source releases: Zillow ZHVI/ZORI 2026-08 · Census ACS 5-yr 2024 · Census PEP 2025 · Census BPS 2025 · BLS LAUS 2025 · Redfin 2026-05 · FBI CDE 2025How this is built
C47.9
#2,283 of 4,812 ranked markets
Overall Score 47.9 · stronger than 53% of ranked markets
Confidence 70/100 · 5 of 13 factors imputed
Grade C: the biggest single drag is Cash Flow, 37.4 of 100 at 35% of the score, which is 47% of the distance to a perfect 100. See the arithmetic
Why this market does or does not qualify
Overall City Market Score rank #2,283 of 4,812. The standardized Buy & Hold screen cannot produce a complete result for this city. Why rank and cash flow can disagree
Supported strengths
Stability 55/100 and Growth 54/100.
Measured weakness
Cash Flow is the weakest category at 37/100.
Missing screen inputs: investor-entry price estimate. Primary evidenced risk: property-tax burden is the weakest measured factor (1st national percentile).
Data caveat: no missing input is treated as a zero cost. Bring an actual property’s price, rent, taxes, condition, and insurance quote to the calculator.
Why this grade
Overall 47.9 is a weighted geometric mean of the three category scores. Because they are multiplied rather than averaged, their distances from a perfect 100 combine as an exact identity, and each category's share of that distance is the arithmetic below, not an estimate. Cash Flow carries 47% of it, which is what makes it the binding constraint on this grade.
Cash Flow · 35% weight
37.4 / 100
47% of the shortfall
Growth · 35% weight
54.3 / 100
29% of the shortfall
Stability · 30% weight
55.1 / 100
24% of the shortfall
Inside Cash Flow, the shortfall splits over the factors the model scored here, exactly, in proportion to their published weights. The largest component is expense-adjusted yield (weight 22 of the category's 35, 11th national percentile, 89% of the category's own shortfall); next is price to income (weight 13 of the category's 35, 82nd national percentile, 11% of the category's own shortfall).
What this is not. It is not a claim that a different value on any one factor would produce a different score or a different grade. Every factor is scored as a national percentile and the grade is a percentile cut against the other 4,812 ranked markets, so this market's position moves only relative to all of them, never on its own. No factor was dropped for this market. 5 of the 13 factors were imputed (rent growth, home-value growth, violent crime, property crime, rental vacancy): the model had no city input of the kind it scores, so it used a reference median instead of a measurement (the same county, or the same state and population band; a national median for a yield cost input), and the factor table marks each one as a fallback.
How Washington ranks nationally
Each row places Washington among all 4,812 ranked U.S. markets: the marker is this city, the centre tick is the national median, and the bar runs from one to the other. Further right is better for an investor; inverted measures (crime, vacancy, price-to-income) are already flipped.
Overall Scorethe flagship rank
47.953rd percentile
Cash Flowyield & affordability
3734th percentile
Growthpopulation, jobs, income
5458th percentile
Stabilitycrime, vacancy, unemployment
5563rd percentile
Expense-adjusted yield1.1% net of costs
1111th percentile
Affordabilityprice-to-income 3.2×
82more affordable than 82%
Population growth0.8%/yr (capped)
6767th percentile
Job growth0.4%/yr (capped)
4040th percentile
What a deal looks like here
We can't build a representative buy-box for Washington yet: no investor-entry price (Zillow Bottom-Tier ZHVI) could be identity-matched to this market. Rather than fabricate numbers, bring your own price and rent to the calculator.
Open the cash-flow calculator →Market Negotiation Leverage
Balanced (44th percentile among 6,196 cities with Redfin coverage)
Equal-weight composite of three Redfin signals’ national percentiles (days on market 51, months of supply 3.3, sale-to-list 104.7%), direction-adjusted so a higher percentile always means more room for a buyer to negotiate. This is a cross-sectional snapshot against every other tracked city today, not a seasonal or historical baseline for this specific city (no multi-year time series is committed for this data). Not a prediction of what any specific seller will accept. Source: Redfin Data Center. See how this is calculated.
Median home value (Census ACS) $263,300
Median rent $1,348/mo
Population 7,334
Region Middle Atlantic
Price & rent history
Home value: no Zillow ZHVI series - Zillow does not cover this city (Census-only). Nothing plotted rather than estimated.
Asking rent: no Zillow ZORI series - Zillow does not cover this city (Census-only). Nothing plotted rather than estimated.
ZIP markets in Washington
1 Census ZIP Code (ZCTAs) officially overlap Washington by land area · 1 data-eligible for subscores. Overlap is Census land-area share, not a population or address share. Each ZIP Code's overall Rental Investor ZIP Score, grade and canonical national rank are shown below (the two component signals, affordability and rental market, are separate percentiles). There is no city-scoped ZIP rank: city overlap isn't a ranking universe, so only the national rank is shown. These ZIP rankings sit in the ZIP universe only, never mixed with, and not directly comparable to, Washington's city ranking. Vintage: the Key metric column below is Census ACS 2020–2024 (5-year), the same survey release as the figures used above for Washington itself; a city and a ZIP Code are different geographies, so the same measure can still show a different number at each level.
1 of 1 overlapping ZIP Code area, scoredgrade, overall Rental Investor ZIP Score and national rank for each, on a separate model from this page's city scoreShow table
| ZIP Code | Overallgrade · natl rank | Tier · overlap | Affordabilitysignal · natl rank | Rental marketsignal · natl rank | Key metric |
|---|---|---|---|---|---|
| 07882Brass Castle | B 56#5,564 nat | Ranked33% overlap | 20#19,389 of 20,132 · bottom 4% | 61#4,970 of 20,132 · top 25% | 4.7%Survey yield |
The honest read
Washington scores 48/100 overall (grade C): 37 for Cash Flow, 54 for Growth, and 55 for Stability, each a 0–100 score built from the factors in that category. The scenario above shows what a representative investor-entry purchase pencils out to at today's rates. Everything we can measure is in the table below, with its source.
Every factor, shown
The Overall score blends three category scores built from thirteen factors: Cash Flow (35%), Growth (35%), and Stability (30%). The tag on each percentile names the category a scored factor feeds; untagged rows are context, not scored. Each band chip restates that row's percentile in words. Every value carries its source and as-of date; a fallback source or imputed value is marked fallback. How the score works.
| Factor | Value | National percentile | Source · as-of | What it means |
|---|---|---|---|---|
| Expense-adjusted yield fallback | 1.1% | Bottom quartile11th percentile · Cash Flow | Census ACS · ACS 5-yr 2020-2024 | Annual rent divided by price, net of a modeled vacancy, tax, capex, and management allowance: the core of the Cash Flow category and what the score is actually computed from. The unadjusted gross yield is shown elsewhere on this page. |
| Price to income fallback | 3.2x | Top quartile82nd percentile · Cash Flow | Census ACS · ACS 5-yr 2020-2024 | Home price over local median income. Lower is cheaper relative to what people earn. Part of the Cash Flow category. |
| Population growth | 0.8%/yr | Above median67th percentile · Growth | Census PEP · Census PEP 2020→2025 (vintage 2025) + Census PEP 2015→2025 (vintages 2019+2025) | Census population trend for the place, capped at 4.5%/yr before scoring (diminishing returns above that rate): the heaviest factor in the Growth category. |
| Job growth | 0.4%/yr | Below median40th percentile · Growth | BLS LAUS (county) · BLS LAUS county annual 2019→2025 (pre-COVID anchor; 2025 is an 11-month average) + BLS LAUS county annual 2015→2025 | County employment trend, capped at 4.0%/yr before scoring (diminishing returns above that rate). A Growth-category factor. |
| Income growth | 4.6%/yr | Below median42nd percentile · Growth | Census ACS · ACS 5-yr 2020-2024 | Local median-income trend. A Growth-category factor. |
| Rent growth fallback | 4.2%/yr | Above median59th percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year rent trend (the model's own weighting). A Growth-category factor. |
| Home-value growth fallback | 6.2%/yr | Top quartile87th percentile · Growth | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | A 40/60 blend of 3-year and 10-year price trend (the model's own weighting). A small Growth-category factor. |
| Violent crime fallback | 84 /100k/yr | Top quartile82nd percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Reported violent crimes per 100,000 residents a year (the FBI's monthly agency rates, times 12). No agency reported this place to the FBI, so the score uses the model cohort median shown (same county, or same state and population band), not a city observation. City-level data cannot resolve within-neighborhood risk. |
| Property crime fallback | 1,061 /100k/yr | Above median66th percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Reported property crimes per 100,000 residents a year. No agency reported this place to the FBI, so the score uses the model cohort median shown (same county, or same state and population band), not a city observation. |
| Unemployment | 5.0% | Bottom quartile17th percentile · Stability | BLS LAUS (county) · BLS LAUS county annual 2025 (11-month average) | County unemployment rate. Lower is steadier, a Stability-category factor. |
| Rental vacancy fallback | 3.7% | Above median69th percentile · Stability | Model cohort median (eligible county or state/population cohort); no city-specific observation. Published 2026-10-06 | Share of rentals empty. Lower means more pricing power. A Stability-category factor. |
| Property tax rate | 3.0% | Bottom 10%1st percentile · Stability | Census ACS B25103/B25077 · ACS 5-yr 2020-2024 | Median tax over median value. A direct drag on cash flow, scored in the Stability category as carrying-cost burden. |
| Months of supply | 3.3 mo | Below median42nd percentile · Stability | Redfin Data Center · 2026-05-01 | Listings over sales pace. Under about 4 is a seller market, over 6 a buyer market. A Stability-category factor. |
| Days on market | 51 days | Below median33rd percentile | Redfin Data Center · 2026-05-01 | How fast homes sell. Lower means more liquidity and an easier exit. Shown for context, not scored. |
| Sale-to-list ratio | 104.7% | Top 10%96th percentile | Redfin Data Center · 2026-05-01 | Sale price over asking. Above 100% means homes clear over ask. Shown for context, not scored. |
| Net domestic migration | +3.6/1k | Above median70th percentile | Census PEP (county) · PEP vintage 2025 | Net people moving in or out of the county, per 1,000 residents. Shown for context, not scored. |
| Building permits | 21.2/1k | Below median27th percentile | Census BPS (county) · BPS 2025 | New-construction permits per 1,000 homes. More means more supply coming. Shown for context, not scored. |
| Rent burden | 28% | Above median70th percentile | Census ACS B25071 · ACS 5-yr 2020-2024 | Median rent as a share of income. Higher means less headroom for increases. Shown for context, not scored. |
| Median year built | 1960 | Bottom quartile18th percentile | Census ACS B25035 · ACS 5-yr 2020-2024 | Age of the housing stock. Older stock carries more capex. Shown for context, not scored. |
| Max drawdown | not measured | - | derived | Worst peak-to-trough home-value decline on record. Shown for context, not scored. |
- * Job growth and unemployment are county-level (BLS LAUS, county FIPS 34041); large multi-county cities inherit their dominant county’s figures.
- Yield uses ACS median gross rent and home value (Census survey data, 2020–2024 average) because Zillow does not cover this city - not directly comparable to Zillow-based yields.
- Data flag: cashYield: ACS fallback (no Zillow rent+value).
- Data flag: rentGrowth: ACS CAGR fallback. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
- Data flag: appreciation: ACS CAGR fallback. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
- Data flag: rentalVacancy: missing. The score does not use a city figure for this factor: it uses the model cohort median shown in the factor table.
Where to go next from Washington
Every link below is this market's own data taken one step further: its neighbours in the ranking, the same numbers side by side, or the same numbers in a calculator you can change.
Nearby in the New Jersey rankings, and national look-alikes
- Secaucus, NJGrade C · score 49/100 · yield 5.4% · $657,746 · #2,165 nationalZillow ZHVI $190k (2000) to $658k (2026), +246%
- Northfield, NJGrade C · score 49/100 · yield 7.0% · $398,639 · #2,180 nationalZillow ZHVI $125k (2000) to $399k (2026), +220%
- Guttenberg, NJGrade C · score 48/100 · yield 7.0% · $415,631 · #2,322 nationalZillow ZHVI $144k (2000) to $416k (2026), +189%
- Union Beach, NJGrade C · score 48/100 · yield 6.7% · $545,595 · #2,332 nationalZillow ZHVI $132k (2000) to $546k (2026), +313%
- Universal City, TXGrade C · score 48/100 · yield 5.2% · $264,511 · #2,282 nationalZillow ZHVI $107k (2000) to $265k (2026), +147%
- Calumet City, ILGrade C · score 48/100 · yield 11.9% · $158,534 · #2,281 nationalZillow ZHVI $77k (2000) to $159k (2026), +105%
- Ferguson, MOGrade C · score 48/100 · yield 14.2% · $115,594 · #2,280 nationalZillow ZHVI $78k (2000) to $116k (2026), +48%
Compare Washington head to head
- Washington vs Secaucus vs Universal CityThe pre-filled matchup: nearest in-state rank and closest national grade.
- Washington vs Northfield, NJGrade C · yield 7.0%
- Washington vs Calumet City, ILGrade C · yield 11.9%
- Pick your own opponentAny of the 5,233 tracked cities.
Underwrite a Washington deal
- Cap rateOpens on Washington's own entry price and rent. Change either one.
- Cash flow & DSCRMonthly cash flow and DSCR, prefilled with this market's numbers.
- Mortgage paymentP&I on Washington's entry price at the assumptions shown above.
- All marketsCompare Washington against 4,812 ranked cities.
- New Jersey ZIP CodesEvery New Jersey ZIP Code area (Census ZCTAs), scored separately from the city rankings.
- Ranked listsSix lists, each with a disclosed entry rule.
Ranked lists: Highest yield · Cheapest vs. income · Rent covers the mortgage · Under $200k · Fastest-growing · Most stable
For learning, not advice. A market screen from public data - not a forecast, not underwriting, not a recommendation to buy anywhere.