Real Estate Investing in Topsfield, Massachusetts (01983)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01983 (Topsfield, 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 35.9 — 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 Topsfield, MA (01983)?
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Market Analysis: 01983 Topsfield
This part of Essex County is not an easy win. The 01983 ZIP registers softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Rent of $2,304/mo on a $991K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 01983 sits below the stated 0.0% once reality is priced in.
Regionally, 01983 sits on the difficult end of the MA spectrum. The a strong candidate for read — for disciplined operators — is that pricing reflects the difficulty.
Employment concentration in 01983 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
New investors are better served looking at Topsfield's stable or hybrid ZIPs before stepping into 01983. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Topsfield:
Property Strategy for 01983
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $845,883 | $2,560 | 2.2% | +6.8% | $422,941 |
| 3BR | $836,116 | $3,080 | 2.7% | +7.3% | $278,705 |
| 4BR | $1,030,107 | $3,390 | 2.4% | +8.1% | $257,527 |
| 5BR | $1,252,351 | — | — | +8.4% | $250,470 |
Market Trends
Home Value History (with trend line)
📊 How Does 01983 Compare?
| Metric | 01983 | Topsfield | Massachusetts |
|---|---|---|---|
| Home Value | $991,050 | $991,050 | $645,115 |
| 5-Year CAGR | 5.4% | 5.4% | 7.0% |
| Avg Rent | $2,304 | $2,304 | - |
| Cap Rate | 1.8% | 1.8% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 01983 (Topsfield, 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 | $991,050 |
| Monthly Rent | $2,304 |
| Price-to-Rent | 35.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.8% |
| Cap Rate | 1.8% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 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 (1.8%). 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 01983
Population: 6,535
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 01983
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 3,301 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Topsfield, MA?
Median home price in Topsfield, MA is near $991K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
What is the renter demographic in Topsfield, MA?
Topsfield, MA offers a measured renter base at the $2,304/mo rent level. Tenant turnover is reasonable for well-managed properties.
What strategy should investors use in Topsfield, MA?
A careful cash-flow rentals with hands-on management strategy Topsfield, MA best. The market produces reliable results for that approach at the $991K price point.
What is it like being a landlord in Topsfield, MA?
MA ranks as a tenant-protective state for landlord-tenant law. Topsfield generally follows the statewide framework, so landlords face reasonable operating rules.
Is Topsfield, MA good for house hacking?
House hacking in Topsfield, MA is a challenging. With home values around $991K and rents at $2,304/mo, owner-occupants can offset a meaningful share of PITI.
You know 01983 now. You don’t know where it ranks.
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How 01983 ranks in Boston-Cambridge-Newton, MA-NH
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