What is the median home value in Passaic County, NJ?

The median home value in Passaic County, NJ is $439,400, according to the latest Census ACS 5-Year Estimates.

What is the cap rate in Passaic County, NJ?

The cap rate proxy in Passaic County, NJ is 6.3% (estimated from HUD Fair Market Rent and Census home values with a 35% expense ratio). This is moderate — deal-by-deal analysis recommended.

How much new construction is happening in Passaic County, NJ?

Passaic County has 518,289 residents and issued 624 building permits over the trailing twelve months, according to the Census Building Permits Survey.

New York-Newark-Jersey City, NY-NJ-PA · New Jersey

Passaic County

518,289 residents624 permits TTM$87,137 median HHI27 ZIP codesUpdated April 28, 2026

Investor first look

Median home value

$439,400

ACS 5-Year

Cap rate proxy

6.3%

FMR × 0.65 ÷ Home Value

Rent-to-income

21.4%

HUD FMR ÷ ACS HHI

Net migration

+1.77%

IRS SOI

Permits (TTM)

624

Census BPS

Climate risk

95.8

FEMA NRI (0–100)

ZIP code breakdown27 ZIP codes

ZIP	Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
07421	$463,697	$3,020	7.8%	3.9%	48.6%
07501	$467,717	$1,900	4.9%	5.0%	-4.8%
07420	$481,545	$2,430	6.1%	3.8%	36.1%
07465	$516,629	$2,900	6.7%	3.6%	46.5%
07522	$475,799	$1,970	5.0%	5.0%	-1.5%

Ranked by composite score

Median home value	Rent (FMR 2BR)	Gross yield	Cap rate	Rent gap
$470,855	$2,020	5.1%	6.7%	-33.7%
$539,140	$2,370	5.3%	6.0%	-16.0%
$566,611	$2,250	4.8%	5.4%	-15.4%
$616,643	$2,300	4.5%	5.1%	-15.9%
$634,988	$2,260	4.3%	5.0%	-21.6%
$543,190	$1,890	4.2%	4.9%	-20.2%
$534,608	$1,960	4.4%	4.8%	-7.8%
$619,408	$2,310	4.5%	4.7%	-7.7%
$573,834	$1,990	4.2%	4.6%	-10.6%
$533,428	$1,980	4.5%	4.5%	-1.0%
$613,601	$2,360	4.6%	4.5%	0.9%
$620,590	$2,360	4.6%	4.4%	0.9%
$439,400county est.	$1,620	4.4%	4.2%	4.1%
$717,702	$2,660	4.4%	4.0%	6.3%
$532,999	$1,990	4.5%	3.5%	22.0%
$536,390	$2,480	5.5%	3.4%	37.4%
$542,474	$2,120	4.7%	3.4%	26.8%
$569,217	$2,620	5.5%	3.2%	40.7%
$580,533	$2,130	4.4%	3.2%	27.1%
$582,186	$2,860	5.9%	3.1%	45.7%
$601,418	$2,240	4.5%	3.0%	30.7%
$641,297	$2,220	4.2%	2.8%	30.1%

Demographics

Owner-occupied

52.8%

Census ACS

Vacancy rate

4.0%

Census ACS

Bachelor's degree +

30.3%

Census ACS

Rent burdened

52.4%

Census ACS (>30% income)

Median age

38.1

Census ACS

Data sources

U.S. Census Bureau — American Community Survey 5-Year Estimates

U.S. Census Bureau — Building Permits Survey

U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)

Internal Revenue Service — Statistics of Income Migration Data

FEMA — National Risk Index

Last updated: April 28, 2026

Passaic County

See all 27 ZIPs ranked by yield and cap rate