Updated 2026 · Based on median market data for Elizabeth, NJ
Elizabeth sits in the Northeast with a population of 137,000 growing at 0.3% annually. The median home costs $380,000 while rents average $1,720/mo, producing an estimated cap rate of 2.18%. Cash flow investing here requires creative strategies like BRRRR or value-add approaches.
Elizabeth works best for experienced investors with a clear strategy — Section 8, student housing, or deep value-add rehabs. The 2.18% cap rate at median prices is tight, so success depends on buying below market, forcing appreciation through renovation, or accessing above-market rent streams through niche tenant bases.
Target properties priced 15-25% below the $380,000 median — around $304,000 or less. At this price point with $1,720/mo rents, your cap rate improves to roughly 3.5%. Factor in 2.15% property taxes ($8,170/yr), budget 5% of gross rent for maintenance, and underwrite to a 5.5% vacancy rate. On a 20% down conventional loan at 7%, monthly PITI will run approximately $2,802.
Property taxes at 2.15% are notably high — this is a significant drag on NOI that some investors underestimate. Higher price points mean more capital at risk and tighter cash flow margins — ensure you have adequate reserves. Every deal should be evaluated individually using our calculator tools. Median data provides a starting point; actual returns depend on the specific property, financing, and your management approach.
Run the numbers on a specific Elizabeth property using our cap rate calculator (pre-filled with Elizabeth data). Compare Elizabeth against similar markets in the Northeast region. If you're considering a value-add approach, try our BRRRR calculator to model a rehab scenario.