Real Estate Investing in Edgartown, Massachusetts (02539)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02539 (Edgartown, MA)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 70.9% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
- High price-to-rent: Price-to-rent ratio 74.5 — 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 Edgartown, MA (02539)?
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Market Analysis: 02539 Edgartown
The 02539 ZIP covers a section of Edgartown that demands careful diligence. Prices near $1.9M look accessible, but the work to make a deal cash flow is real.
Rent of $2,088/mo on a $1.9M basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 02539 sits below the stated 0.0% once reality is priced in.
Nearby ZIPs in Edgartown have seen price recovery that 02539 has not matched. Dukes County data supports the view that the spread is structural rather than temporary.
The demographic picture in 02539 includes headwinds that any investor should price in. Income distribution skews lower than Edgartown averages, and tenant stability requires active management.
The 02539 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Edgartown:
Property Strategy for 02539
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $671,142 | $1,770 | 1.9% | +8.3% | $671,142 |
| 2BR | $1,109,845 | $2,320 | 1.5% | +8.9% | $554,922 |
| 3BR | $1,542,589 | $3,230 | 1.5% | +9.5% | $514,196 |
| 4BR | $2,611,646 | $3,430 | 0.9% | +9.2% | $652,911 |
| 5BR | $4,924,825 | — | — | +8.0% | $984,965 |
Market Trends
Home Value History (with trend line)
📊 How Does 02539 Compare?
| Metric | 02539 | Edgartown | Vineyard Haven, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $1,866,674 | $1,866,674 | N/A | $645,115 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.0% |
| Avg Rent | $2,088 | $2,088 | N/A | - |
| Cap Rate | 0.9% | 0.9% | - | - |
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 02539 (Edgartown, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,866,674 |
| Monthly Rent | $2,088 |
| Price-to-Rent | 74.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 1.3% |
| Cap Rate | 0.9% |
| 5-Year IRR | 6.9% |
📈 Home Appreciation
| 1-Year | +5.7% ▲ |
| 3-Year CAGR | +2.5% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.4% ▲ |
🏠 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 (0.9%). 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 02539
Population: 5,212
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 02539
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.
Frequently Asked Questions
Is Edgartown, MA a good place for real estate investing?
Investors tracking Edgartown, MA will find a 3.0/5 rating supported by $1.9M median home values and $2,088/mo rents. That profile suits long-term holders targeting steady returns.
How tight is the rental market in Edgartown, MA?
Expect elevated vacancy in Edgartown, MA. Rents at $2,088/mo are absorbed by the tenant base without meaningful lag.
How do home values compare in Edgartown, MA?
Expect median prices around $1.9M in Edgartown, MA. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
Are renters plentiful in Edgartown, MA?
Edgartown, MA offers a reliable renter base at the $2,088/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the best play in Edgartown, MA?
In Edgartown, MA the resilient play is typically careful cash-flow rentals with hands-on management. The combination of $1.9M prices and $2,088/mo rents suits that approach.
You know 02539 now. You don’t know where it ranks.
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How 02539 ranks in Vineyard Haven, MA
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