Investor Tools
NJ investment property calculator
Run cap rate, cash-on-cash return, DSCR, and monthly cash flow on any NJ rental or 2–4 family before you make an offer.
How to use this calculator: Swap in the listing's actual tax bill, real rents, and an insurance quote.
More tips ↓Fewer tips ↑
The defaults model a typical NJ 2-family: $450K, 25% down, two units at $2,300/mo, taxes at the typical town rate (about 2.0% of price a year), and an investment-property rate. Management, CapEx, and repairs are included so the numbers aren't flattered. Set management to 0% if you'll self-manage. To compare your cap rate, see current county estimates on the invest page. Living in one unit? Read the NJ house-hacking guide.
Purchase and financing
$112,500
≈ 30-yr avg + 0.75%
30-yr average 7.40% (Freddie Mac PMMS, week of Oct 15, 2026) + 0.75% typical investment-property premium. Living in one unit? Owner-occupied 2–4 family loans usually price closer to the average.
Loan term
$13,500 · % of price
Optional · paid in cash
Rental income
Units
Total $4,600/mo
−$230/mo
Operating expenses
Based on 2.02% of price
Landlord policy
1.00% of price/yr
$230/mo · % of rent
$350/mo · % of collected rent
Often owner-paid on 2–4 family
None
NJ property taxes are among the highest in the US. Tax here follows the price at your town's rate; for a real listing, type in its actual tax bill ÷ 12. Water/sewer/trash on 2–4 family homes is often owner-paid. CapEx covers big-ticket replacements (roof, boiler, water heaters); repairs covers day-to-day fixes.
Results
Monthly cash flow
−$29
Near break-even: try to negotiate price, rents, or terms
Cash-on-Cash
−0.28%
Annual cash flow ÷ $126,000 invested
GRM
8.2
Price ÷ gross annual rent
Annual cash flow
−$347
After expenses, reserves & mortgage
DSCR (NOI ÷ P&I)
0.99
Lender-style (rent ÷ PITIA)
1.34
Below the 1.20 most commercial lenders want. DSCR loan lenders divide rent by the full payment (PITIA) instead.
Cash invested
$126,000
Down $112,500 + closing $13,500
Monthly breakdown
Estimates only. Cap rate uses NOI before debt service; cash flow and cash-on-cash include your mortgage. Actual returns depend on financing terms, the property's tax assessment, and market conditions. Consult a tax professional before investing.
Find Investment Properties with MaheshWhy invest in New Jersey?
Rental demand
NJ renters are drawn by NYC proximity, major universities, and corporate campuses.
Markets at every price point
From entry-level rentals in Burlington and Ocean to 2–4 family homes in Essex, Passaic, and Hudson, cap rates vary widely across the 12 counties I cover.
Appreciation and cash flow
Over the long run, many NJ markets have paired appreciation with rental income. Growth varies year to year, though, and at today's rates many deals only pencil with a larger down payment or a house hack.
Thinking about investing in NJ?
I work with investors in 12 NJ counties, on everything from single-family rentals to 2–4 family house hacks and small multi-family buildings.