Real Estate Investing in Westwood, Massachusetts (02090)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02090 (Westwood, 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 33.4 — hard to cash-flow at these prices.
What’s happening in Westwood, MA (02090)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02090 Westwood
Investors eyeing 02090 need to respect the fundamentals at play. Home values of $1.3M come alongside slower price movement and elevated management overhead.
Turning to rents, the numbers look inviting — $1.3M purchase price, 0.0% nominal cap — the work to hit that pro forma in 02090 is substantial and deserves full respect.
Regionally, 02090 sits on the difficult end of the MA spectrum. The a credible choice for read — for disciplined operators — is that pricing reflects the difficulty.
Demographically, 02090 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The right play in 02090 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 Westwood:
Property Strategy for 02090
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $804,191 | $3,210 | 2.9% | +7.3% | $402,096 |
| 3BR | $981,791 | $3,850 | 2.8% | +7.4% | $327,264 |
| 4BR | $1,350,079 | $4,250 | 2.3% | +8.5% | $337,520 |
| 5BR | $1,930,084 | — | — | +8.9% | $386,017 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02090 Compare?
| Metric | 02090 | Westwood | Massachusetts |
|---|---|---|---|
| Home Value | $1,258,723 | $1,258,723 | $645,115 |
| 5-Year CAGR | 6.3% | 6.3% | 7.0% |
| Avg Rent | $3,140 | $3,140 | - |
| Cap Rate | 2.0% | 2.0% | - |
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 02090 (Westwood, MA). Anonymous, moderated, never written by AI.
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Property managers serving Norfolk County
Manage rentals here? List your business →Old Colony Property Services is a condominium and HOA property management company serving the Old Colony area of Southeastern Massachusetts, including Canton, Easton, Brockton, and Bridgewater. summary from their website
Bellevue Property Management is a home rental and property management company servicing Boston Metrowest, including Newton, Needham, Wellesley, Weston, Wayland, Natick, and Holliston. summary from their website
The Triad Group is a real estate and development company specializing in taking development projects from vision to reality across the United States and globally. 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 | $1,258,723 |
| Monthly Rent | $3,140 |
| Price-to-Rent | 33.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.0% |
| Cap Rate | 2.0% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +5.4% ▲ |
| 5-Year CAGR | +6.3% ▲ |
| 10-Year CAGR | +6.1% ▲ |
🏠 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 (2.0%). 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 02090
Population: 16,213
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 02090
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Avery
Balch
Dedham High
Dedham Middle School
Dr. Philip O. Coakley Middle School
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
What strategy should investors use in Westwood, MA?
Investors usually favor careful cash-flow rentals with hands-on management in Westwood, MA. With home values at $1.3M and rents near $3,140/mo, other strategies can work but produce reliable rather than outsized returns.
What is the tenant pool like in Westwood, MA?
Expect a solid tenant pool in Westwood, MA. The rental market absorbs $3,140/mo rents without meaningful friction.
How much do tenants pay in Westwood, MA?
Rent in Westwood, MA is around $3,140/mo. The resulting rent-to-value relationship with $1.3M pricing is reasonable for most investor models.
What does house hacking look like in Westwood, MA?
For house hackers, Westwood, MA is a tougher. The $3,140/mo rent on a unit helps defray the mortgage on a $1.3M property.
What is the typical vacancy rate in Westwood, MA?
Westwood, MA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
You know 02090 now. You don’t know where it ranks.
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How 02090 ranks in Boston-Cambridge-Newton, MA-NH
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