Housing market/New Jersey/ZIP 08089
ZIP 08089 Waterford Works, New Jersey
Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA · New Jersey. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
Email this profile
HUD schedule, ACS stock, and the 90–110% band for ZIP 08089 · NJ — sent to you.
ZIP 08089 · NJ
ACS rent vs 2BR SAFMR
ZIP 08089 — Waterford Works, NJ HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 08089
- 1-unit detached1,36289.9%
- 1-unit attached261.7%
- 2–4 units30.2%
- 5–49 units412.7%
- Mobile835.5%
2–4 unit share 0.2% · 5–49 unit share 2.7% · combined 2–49 2.9%.
Units by bedrooms
Rent burden
- ACS median gross rent $888 (all bedrooms, occupied rentals).
- Renters paying ≥30% of income 32.0%; ≥50% 12.8%.
- FY2027 2BR SAFMR $1,830 (2.061× ACS median gross rent).
Population
4,195 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +0.0%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: not published for this ZIP.
- HUD project-based assisted MF: 1 properties, 45 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 370 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 08089 5.5% of occupied households are renters; vacancy is 5.6%; ACS median gross rent is $888; population increased +0.0% between the 2018 and 2023 ACS vintages; the housing stock includes 3 units in 2–4-unit structures and 41 units in 5–49-unit structures; FY2027 2BR SAFMR is $1,830 versus ACS median gross rent of $888. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
New Jersey research
ZIP 08089 is a Census / HUD profile for Philadelphia-Camden-Wilmington, PA-NJ-DE-MD, NJ. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 08089 — Waterford Works, NJ HUD Section 8 Payment Standards / SAFMR·New Jersey ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is New Jersey research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 08089?
ZIP 08089 (Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA) has 4,195 residents, 1,430 households, a renter share of 5.5%, median household income of $120,417, and ACS 2023 median gross rent of $888. Vacancy is 5.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 08089?
ACS counts 0 units in 2-unit buildings, 3 in 3–4 unit buildings, 0 in 5–9, 0 in 10–19, and 41 in 20–49. Combined 2–49 unit stock is 44 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 08089?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,830. See the full schedule and 90–110% payment-standard band on the ZIP 08089 — Waterford Works, NJ HUD Section 8 Payment Standards / SAFMR.
Does this New Jersey ZIP profile include Georgia listings?
No. ZIP 08089 is Census / HUD research for Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA. Jeff Crowe CRE does not list New Jersey property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.