Real Estate Investing in Saugus, Massachusetts (01906)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01906 (Saugus, MA)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
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 Saugus, MA (01906)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 01906 Saugus
Investors eyeing 01906 need to respect the fundamentals at play. Home values of $699K come alongside slower price movement and elevated management overhead.
The investment case in 01906 is impressive only for operators who understand what they are buying. A $699K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
ZIP 01906's metrics run below Essex County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Who lives in 01906 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 01906 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Saugus:
Property Strategy for 01906
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $384,517 | $2,270 | 4.3% | +6.1% | $384,517 |
| 2BR | $572,985 | $2,690 | 3.4% | +6.5% | $286,493 |
| 3BR | $683,187 | $3,230 | 3.4% | +6.0% | $227,729 |
| 4BR | $792,665 | $3,560 | 3.2% | +6.0% | $198,166 |
| 5BR | $883,840 | — | — | +6.4% | $176,768 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 01906 Compare?
| Metric | 01906 | Saugus | Massachusetts |
|---|---|---|---|
| Home Value | $698,763 | $698,763 | $645,115 |
| 5-Year CAGR | 4.1% | 4.1% | 7.0% |
| Avg Rent | $3,117 | $3,117 | - |
| Cap Rate | 3.5% | 3.5% | - |
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 01906 (Saugus, MA). Anonymous, moderated, never written by AI.
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Property managers serving Essex County
Manage rentals here? List your business →MRS Property Management offers full-service property management and tenant placement for apartments, houses, and commercial rentals across the North Shore area and Southern New Hampshire. summary from their website
CNR Property Management provides expert property management and maintenance solutions. summary from their website
This domain is for sale for $2,295 or monthly payments. 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 | $698,763 |
| Monthly Rent | $3,117 |
| Price-to-Rent | 18.7:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.4% |
| Cap Rate | 3.5% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +4.0% ▲ |
| 5-Year CAGR | +4.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | -9.3% ▼ |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.5%). 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 01906
Population: 28,599
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 01906
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Capt William G Shoemaker
Julia F Callahan
Pickering Middle
Tracy
Lincoln-Thomson
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 1,678 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much rent can I charge in Saugus, MA?
Saugus, MA rentals go for roughly $3,117/mo a month. That puts gross yield in solid territory relative to $699K acquisition costs.
Which real estate strategy fits Saugus, MA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Saugus, MA. The numbers - $699K homes against $3,117/mo rents - support that play.
Is Saugus, MA a good market for buy-and-hold investors?
Investors tracking Saugus, MA will find a 3.0/5 rating supported by $699K median home values and $3,117/mo rents. That profile suits long-term holders targeting measured returns.
What are vacancy rates like in Saugus, MA?
Vacancy in Saugus, MA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,117/mo.
How qualified is the tenant pool in Saugus, MA?
Expect a solid tenant pool in Saugus, MA. The rental market absorbs $3,117/mo rents without meaningful friction.
You know 01906 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 01906 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 01906 ranks in Boston-Cambridge-Newton, MA-NH
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