Real Estate Investing in Westford, Massachusetts (01886)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01886 (Westford, MA)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Westford, MA (01886)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 01886 Westford
ZIP 01886 inside Middlesex County looks affordable on the surface — median value of $850K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 01886 is solid only for operators who understand what they are buying. A $850K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 01886's metrics run below Middlesex County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
The 01886 ZIP's population of 24,584 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
tilts toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Westford:
Property Strategy for 01886
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $410,573 | $2,630 | 4.6% | +7.5% | $410,573 |
| 2BR | $565,308 | $3,450 | 4.4% | +7.3% | $282,654 |
| 3BR | $725,175 | $4,140 | 4.1% | +7.3% | $241,725 |
| 4BR | $1,035,199 | $4,570 | 3.2% | +8.1% | $258,800 |
| 5BR | $1,135,266 | — | — | +8.1% | $227,053 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 01886 Compare?
| Metric | 01886 | Westford | Massachusetts |
|---|---|---|---|
| Home Value | $849,538 | $849,538 | $645,115 |
| 5-Year CAGR | 5.1% | 5.1% | 7.0% |
| Avg Rent | $3,065 | $3,065 | - |
| Cap Rate | 2.8% | 2.8% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 01886 (Westford, MA). Anonymous, moderated, never written by AI.
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Property managers serving Middlesex County
Manage rentals here? List your business →Green Ocean Property Management offers investment property management and condo association management services in Boston and surrounding areas like Allston, Brighton, Cambridge, and Quincy. summary from their website
McDonough Property Management offers full-service property management and HOA management in the Greater Boston Area, covering maintenance, inspections, legal compliance, and communication. summary from their website
New England Property Management & Maintenance offers property management for multi/single-family homes, apartments, rental properties, and condo associations in Brookline, MA and Cambridge, MA. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $849,538 |
| Monthly Rent | $3,065 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.9% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.4% ▲ |
🏠 Rent Trends
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (2.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 01886
Population: 24,584
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 01886
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 2,401 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How do home values compare in Westford, MA?
Westford, MA home values average about $850K. That price point suits investors targeting rentals with $3,065/mo in monthly income.
What is it like being a landlord in Westford, MA?
Rental owners in Westford, MA deal with a tenant-protective legal framework. Most standard eviction processes run on reasonable timelines.
What kind of vacancy should I budget for in Westford, MA?
Westford, MA carries elevated vacancy risk. Expect predictable absorption at market rents of $3,065/mo.
Can I house hack in Westford, MA?
The a challenging house-hack environment in Westford, MA reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
What is the tenant pool like in Westford, MA?
Westford, MA offers a reliable renter base at the $3,065/mo rent level. Tenant turnover is reasonable for well-managed properties.
You know 01886 now. You don’t know where it ranks.
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How 01886 ranks in Boston-Cambridge-Newton, MA-NH
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