Real Estate Investing in Wenham, Massachusetts (01984)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01984 (Wenham, 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 Wenham, MA (01984)?
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Market Analysis: 01984 Wenham
The 01984 ZIP covers a section of Wenham that demands careful diligence. Prices near $1.1M look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 01984 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
On balance, 01984 offers a low basis, the region around Wenham has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Resident income in 01984 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 01984 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Wenham:
Property Strategy for 01984
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $684,391 | $2,560 | 2.7% | +8.8% | $342,196 |
| 3BR | $888,844 | $3,080 | 2.5% | +8.8% | $296,281 |
| 4BR | $1,170,581 | $3,390 | 2.1% | +9.7% | $292,645 |
| 5BR | $1,623,768 | — | — | +10.1% | $324,754 |
Market Trends
Home Value History (with trend line)
📊 How Does 01984 Compare?
| Metric | 01984 | Wenham | Massachusetts |
|---|---|---|---|
| Home Value | $1,083,929 | $1,083,929 | $645,115 |
| 5-Year CAGR | 7.6% | 7.6% | 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 01984 (Wenham, 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 | $1,083,929 |
| 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 | 9.2% |
📈 Home Appreciation
| 1-Year | +7.3% ▲ |
| 3-Year CAGR | +8.0% ▲ |
| 5-Year CAGR | +7.6% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 01984
Population: 4,930
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 01984
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Centerville Elementary
Cove Elementary
Hamilton-Wenham Regional High
Hannah Elementary
Miles River Middle
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 kind of vacancy should I budget for in Wenham, MA?
Wenham, MA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Are renters plentiful in Wenham, MA?
Working renters make up the core of the Wenham, MA tenant base. The pool is reasonable for investors targeting long-term holds.
What is the average monthly rent in Wenham, MA?
Expect rents around $2,304/mo per month in Wenham, MA. With home values at $1.1M, the yield math works out to reasonable levels for rental investors.
What is the best play in Wenham, MA?
For Wenham, MA, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Wenham, MA a good market for buy-and-hold investors?
Our data puts Wenham, MA at 3.0/5 for investability. Home prices of $1.1M and rents around $2,304/mo create a solid backdrop for investor activity.
You know 01984 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 01984 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 01984 ranks in Boston-Cambridge-Newton, MA-NH
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