Real Estate Investing in Boxford, Massachusetts (01921)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01921 (Boxford, 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.
- High price-to-rent: Price-to-rent ratio 39.2 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boxford, MA (01921)?
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Market Analysis: 01921 Boxford
This part of Essex County is not an easy win. The 01921 ZIP posts softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.1M asset, 01921 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within MA, ZIP 01921 trails on several market indicators that neighboring Essex County submarkets outperform. The gap is real and significant enough to shape underwriting.
Employment concentration in 01921 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 01921 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 Boxford:
Property Strategy for 01921
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $732,207 | $2,560 | 2.5% | +7.7% | $366,103 |
| 3BR | $866,206 | $3,080 | 2.6% | +7.5% | $288,735 |
| 4BR | $1,101,519 | $3,390 | 2.2% | +8.2% | $275,380 |
| 5BR | $1,456,930 | — | — | +9.2% | $291,386 |
Market Trends
Home Value History (with trend line)
📊 How Does 01921 Compare?
| Metric | 01921 | Boxford | Massachusetts |
|---|---|---|---|
| Home Value | $1,083,798 | $1,083,798 | $645,115 |
| 5-Year CAGR | 5.5% | 5.5% | 7.0% |
| Avg Rent | $2,304 | $2,304 | - |
| Cap Rate | 1.7% | 1.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 01921 (Boxford, 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 | $1,083,798 |
| Monthly Rent | $2,304 |
| Price-to-Rent | 39.2:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.6% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +4.6% ▲ |
| 3-Year CAGR | +5.0% ▲ |
| 5-Year CAGR | +5.5% ▲ |
| 10-Year CAGR | +6.3% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (1.7%). 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 01921
Population: 8,229
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 01921
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 1,956 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What kind of vacancy should I budget for in Boxford, MA?
Occupancy in Boxford, MA runs consistent with elevated vacancy. Well-priced units at $2,304/mo lease on reasonable timelines.
How much do tenants pay in Boxford, MA?
Rent in Boxford, MA is around $2,304/mo. The resulting rent-to-value relationship with $1.1M pricing is reasonable for most investor models.
What kind of tenants rent in Boxford, MA?
Boxford, MA offers a consistent renter base at the $2,304/mo rent level. Tenant turnover is reasonable for well-managed properties.
How landlord-friendly is Boxford, MA?
The landlord environment in Boxford, MA is tenant-protective. Statewide rules shape most day-to-day operations for rental owners.
What type of investing works in Boxford, MA?
A careful cash-flow rentals with hands-on management strategy Boxford, MA best. The market produces reliable results for that approach at the $1.1M price point.
You know 01921 now. You don’t know where it ranks.
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How 01921 ranks in Boston-Cambridge-Newton, MA-NH
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