Real Estate Investing in Watertown, Massachusetts (02472)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02472 (Watertown, 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.
What’s happening in Watertown, MA (02472)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02472 Watertown
Not every below-median market is a bargain. Watertown's 02472 ZIP sits at signals that favor experienced operators who can absorb the risk $838K pricing implies.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $838K asset, 02472 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 02472 and stronger Watertown ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 02472 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
New investors are better served looking at Watertown's stable or hybrid ZIPs before stepping into 02472. The learning curve here is expensive when the lesson is wrong.
Here's what matters if you're considering buying a home in Watertown:
Property Strategy for 02472
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $465,373 | $2,700 | 4.2% | +3.5% | $465,373 |
| 2BR | $641,759 | $3,210 | 3.6% | +4.6% | $320,879 |
| 3BR | $913,374 | $3,850 | 3.0% | +5.5% | $304,458 |
| 4BR | $1,058,885 | $4,250 | 2.9% | +5.9% | $264,721 |
| 5BR | $1,296,220 | — | — | +5.9% | $259,244 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02472 Compare?
| Metric | 02472 | Watertown | Massachusetts |
|---|---|---|---|
| Home Value | $838,285 | $838,285 | $645,115 |
| 5-Year CAGR | 4.0% | 4.0% | 7.0% |
| Avg Rent | $3,167 | $3,167 | - |
| Cap Rate | 3.0% | 3.0% | - |
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 02472 (Watertown, MA). Anonymous, moderated, never written by AI.
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Property managers serving Middlesex County
Manage rentals here? List your business →Green Ocean Property Management offers investment property management and condo association management services in Boston and surrounding areas like Allston, Brighton, Cambridge, and Quincy. summary from their website
McDonough Property Management offers full-service property management and HOA management in the Greater Boston Area, covering maintenance, inspections, legal compliance, and communication. summary from their website
New England Property Management & Maintenance offers property management for multi/single-family homes, apartments, rental properties, and condo associations in Brookline, MA and Cambridge, MA. 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 | $838,285 |
| Monthly Rent | $3,167 |
| Price-to-Rent | 22.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 3.0% |
| 5-Year IRR | 7.0% |
📈 Home Appreciation
| 1-Year | +3.4% ▲ |
| 3-Year CAGR | +4.3% ▲ |
| 5-Year CAGR | +4.0% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | +3.5% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +4.9% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.0%). 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 02472
Population: 35,317
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 02472
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Bigelow Middle
Brighton High School
Daniel Butler
Edison K-8 School
Franklin
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
Frequently Asked Questions
Should investors worry about vacancy in Watertown, MA?
Vacancy in Watertown, MA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $3,167/mo.
Which real estate strategy fits Watertown, MA?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Watertown, MA. The numbers - $838K homes against $3,167/mo rents - support that play.
What is it like being a landlord in Watertown, MA?
MA ranks as a tenant-protective state for landlord-tenant law. Watertown generally follows the statewide framework, so landlords face reasonable operating rules.
Is Watertown, MA good for house hacking?
The house hack math a challenging in Watertown, MA. Owner-occupant buyers benefit from the $3,167/mo rents and $838K home values.
Are homes affordable in Watertown, MA?
Watertown, MA median home values land near $838K. That is reasonable territory for investors looking at $3,167/mo-per-month rentals.
You know 02472 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02472 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 02472 ranks in Boston-Cambridge-Newton, MA-NH
Every ZIP in this metro, ranked. Free.
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