Top 10 New Jersey Zillow Investment Listings Ranked by Cash-on-Cash Return
Ten North Jersey rental listings from Zillow ranked by cash-on-cash return—Cranford, Cedar Grove, Hoboken markets with Realy metrics and investor notes.
These ten listings were pulled from Northern New Jersey Zillow markets (Cranford, Cedar Grove, Clifton, Bayonne, Hoboken, Montclair, North Caldwell) and ranked by cash-on-cash return (CoC) using Realy’s Chrome extension—highest CoC first.
Only one listing shows positive CoC under lean assumptions. NJ property taxes and high list prices make cash-flow investing difficult at these price points—note that Realy uses a simplified 2% tax model; actual NJ effective rates often run higher.
This is a screening list, not a buy list.
Calculation Assumptions Used
| Input | Setting |
|---|---|
| Down payment | 20% · Closing 1% · Rate 6.5% · 30Y fixed |
| Property taxes | 2% of sale value |
| Insurance, vacancy, maintenance, HOA | $0 (add your quotes) |
| Rent | Zillow Rent Zestimate |
At-a-Glance Ranking
| # | Address | Price | Beds/Baths | CoC | Cap Rate | Mo. CF | Rent/mo |
|---|---|---|---|---|---|---|---|
| 1 | 1 Aberdeen Ct | $699,000 | 3 / 3 | 5.7% | 7.3% | $691 | $5,391 |
| 2 | 68 Bentley Rd | $600,000 | 3 / 2 | −2.8% | 5.5% | −$292 | $3,742 |
| 3 | 80 Reynolds Ave | $749,000 | 4 / 3 | −3.3% | 5.4% | −$435 | $4,601 |
| 4 | 202 Watchung Ave | $1,075,000 | 5 / 4 | −4.3% | 5.2% | −$808 | $6,419 |
| 5 | 63 Princeton St | $499,000 | 2 / 3 | −4.5% | 5.1% | −$397 | $2,958 |
| 6 | 197 W 26th St | $600,000 | 3 / 2 | −8.9% | 4.2% | −$930 | $3,104 |
| 7 | 33 Longacre Dr | $849,000 | 3 / 2 | −9.1% | 4.2% | −$1,348 | $4,360 |
| 8 | 1032 Willow Ave APT 3 | $850,000 | 3 / 1 | −12.4% | 3.5% | −$1,851 | $3,864 |
| 9 | 157 W Lindsley Rd | $649,999 | 3 / 2 | −16.1% | 2.7% | −$1,830 | $2,540 |
| 10 | 22 Hilltop Dr | $1,500,000 | 4 / 4 | −24.1% | 1.0% | −$6,315 | $3,770 |
#1 — 1 Aberdeen Ct, Cranford NJ 07016
Single family · 3 bed / 3 bath · 8,860 sqft listed · $699,000
| Metric | Value |
|---|---|
| Cash-on-cash | 5.7% |
| Cap rate | 7.3% |
| Monthly cash flow | $691 |
| Total cash down | $146,790 |
Why it ranks #1: $5,391/mo Rent Zestimate drives positive CoC—the only listing on this screen to clear zero.
Investor notes: Open house Sun 1–3pm. Verify living area—8,860 sqft may include non-rentable space or data error; confirm actual rentable sqft. Tax assessed $193,500 vs. $699K list.
#2 — 68 Bentley Rd, Cedar Grove NJ 07009
Single family · 3 bed / 2 bath · 1,675 sqft · $600,000
| Metric | Value |
|---|---|
| Cash-on-cash | −2.8% |
| Cap rate | 5.5% |
| Monthly cash flow | −$292 |
Investor notes: Open house Sun 12–3pm. Strong $3,742/mo rent—nearly breakeven. Zestimate ~$662K.
#3 — 80 Reynolds Ave, Parsippany NJ 07054
Single family · 4 bed / 3 bath · 2,418 sqft · $749,000
| Metric | Value |
|---|---|
| Cash-on-cash | −3.3% |
| Cap rate | 5.4% |
| Monthly cash flow | −$435 |
Investor notes: Open house Sun 12–2pm. 3D tour. 0.86-acre lot.
#4 — 202 Watchung Ave, Montclair NJ 07043
Single family · 5 bed / 4 bath · 2,237 sqft · $1,075,000
| Metric | Value |
|---|---|
| Cash-on-cash | −4.3% |
| Cap rate | 5.2% |
| Monthly cash flow | −$808 |
Investor notes: Zestimate ~$1.65M vs. $1.075M list—large gap; investigate. Open house Sun 2–3pm.
#5 — 63 Princeton St, Clifton NJ 07014
Single family · 2 bed / 3 bath · 2,043 sqft · $499,000
| Metric | Value |
|---|---|
| Cash-on-cash | −4.5% |
| Cap rate | 5.1% |
| Monthly cash flow | −$397 |
Investor notes: Lowest price in batch. Zestimate ~$581K. Tax assessed $149,800.
#6 — 197 W 26th St, Bayonne NJ 07002
Single family · 3 bed / 2 bath · 1,200 sqft · $600,000
| Metric | Value |
|---|---|
| Cash-on-cash | −8.9% |
| Cap rate | 4.2% |
| Monthly cash flow | −$930 |
Investor notes: Showcase listing. $500/sqft list price—Hudson County proximity premium.
#7 — 33 Longacre Dr, Livingston NJ 07039
Single family · 3 bed / 2 bath · 1,644 sqft · $849,000
| Metric | Value |
|---|---|
| Cash-on-cash | −9.1% |
| Cap rate | 4.2% |
| Monthly cash flow | −$1,348 |
Investor notes: Zillow Preview / coming soon. Open house Sun 12–2pm.
#8 — 1032 Willow Ave APT 3, Hoboken NJ 07030
Condo · 3 bed / 1 bath · 992 sqft · $850,000
| Metric | Value |
|---|---|
| Cash-on-cash | −12.4% |
| Cap rate | 3.5% |
| Monthly cash flow | −$1,851 |
Investor notes: Condo—confirm HOA (not modeled). $857/sqft. Open house Sun 1–2:30pm.
#9 — 157 W Lindsley Rd, Cedar Grove NJ 07009
Single family · 3 bed / 2 bath · 1,627 sqft · $649,999
| Metric | Value |
|---|---|
| Cash-on-cash | −16.1% |
| Cap rate | 2.7% |
| Monthly cash flow | −$1,830 |
#10 — 22 Hilltop Dr, North Caldwell NJ 07006
Single family · 4 bed / 4 bath · 3,736 sqft · $1,500,000
| Metric | Value |
|---|---|
| Cash-on-cash | −24.1% |
| Cap rate | 1.0% |
| Monthly cash flow | −$6,315 |
Investor notes: Open house Sun 12–3pm. Essex County luxury—deep negative cash flow.
New Jersey Patterns
| Pattern | Takeaway |
|---|---|
| 1/10 positive CoC | Cranford #1 only winner on this screen |
| Tax sensitivity | Actual NJ taxes often exceed 2% model—stress-test |
| Near-breakeven | #2 Cedar Grove at −2.8% with strong rent |
| vs. New York | Compare NY top 10 |
Screen NJ in Realy
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