Real Estate Investing in West Newbury, Massachusetts (01985)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 01985 (West Newbury, MA)? Our answer, based on the numbers below.
Proceed carefully. Weak appreciation or affordability makes this a harder case for most buyers.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 10.1% vacancy may signal weakening demand.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 28.9 — 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 West Newbury, MA (01985)?
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Market Analysis: 01985 West Newbury
Looking more closely, ZIP 01985 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $958K median. It rewards specialists, not generalists.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $958K asset, 01985 is the wrong submarket. If the plan prices in friction, the yield can still work.
Statewide comparisons place 01985 among MA's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 01985 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
leans 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 West Newbury:
Property Strategy for 01985
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $745,640 | $3,070 | 3.0% | +7.9% | $372,820 |
| 3BR | $865,566 | $3,680 | 3.1% | +8.4% | $288,522 |
| 4BR | $1,086,910 | $4,060 | 2.7% | +9.0% | $271,728 |
| 5BR | $1,262,982 | — | — | +8.6% | $252,596 |
Market Trends
Home Value History (with trend line)
📊 How Does 01985 Compare?
| Metric | 01985 | West Newbury | Massachusetts |
|---|---|---|---|
| Home Value | $958,020 | $958,020 | $645,115 |
| 5-Year CAGR | 6.0% | 6.0% | 7.0% |
| Avg Rent | $2,763 | $2,763 | - |
| Cap Rate | 2.3% | 2.3% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 01985 (West Newbury, 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 | $958,020 |
| Monthly Rent | $2,763 |
| Price-to-Rent | 28.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.5% |
| Cap Rate | 2.3% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +5.3% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 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 (2.3%). 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 01985
Population: 4,536
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 01985
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
Is West Newbury, MA a smart market for rental property?
The 3.0/5 investability rating in West Newbury, MA reflects its $958K prices and $2,763/mo rents. Investors generally consider it a solid option within MA.
How much do tenants pay in West Newbury, MA?
Rent in West Newbury, MA is around $2,763/mo. The resulting rent-to-value relationship with $958K pricing is reasonable for most investor models.
How expensive is real estate in West Newbury, MA?
The median home value in West Newbury, MA is roughly $958K. That puts it reasonable relative to the MA statewide average.
Are renters plentiful in West Newbury, MA?
West Newbury, MA draws a even-keeled base of working renters. Demand at the $2,763/mo rent level is reasonable for standard single-family and small multi rentals.
What real estate strategy is ideal for West Newbury, MA?
West Newbury, MA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($958K prices, $2,763/mo rents) make it a reasonable choice.
You know 01985 now. You don’t know where it ranks.
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How 01985 ranks in Boston-Cambridge-Newton, MA-NH
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