Real Estate Investing in Brewster, Massachusetts (02631)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02631 (Brewster, 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.
- High vacancy: 44.3% 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 29.4 — hard to cash-flow at these prices.
What’s happening in Brewster, MA (02631)?
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Market Analysis: 02631 Brewster
The 02631 ZIP in Brewster, MA is a local-operator market. Outside capital chasing a $793K entry has to pair deep knowledge with the discount.
The 02631 ZIP can work — but only with a tight operating hand. Remote landlords and passive investors tend to struggle here more than the underwriting suggests.
Statewide comparisons place 02631 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 02631 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The 02631 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 Brewster:
Property Strategy for 02631
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $311,831 | $1,770 | 4.1% | +10.9% | $311,831 |
| 2BR | $530,896 | $2,320 | 3.1% | +10.6% | $265,448 |
| 3BR | $835,009 | $2,860 | 2.5% | +10.2% | $278,336 |
| 4BR | $1,083,594 | $3,280 | 2.2% | +11.1% | $270,898 |
| 5BR | $1,538,770 | — | — | +11.7% | $307,754 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02631 Compare?
| Metric | 02631 | Brewster | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $793,039 | $793,039 | N/A | $645,115 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 7.0% |
| Avg Rent | $2,249 | $2,249 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
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 02631 (Brewster, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $793,039 |
| Monthly Rent | $2,249 |
| Price-to-Rent | 29.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.1% ▲ |
🏠 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 (2.2%). 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 02631
Population: 10,189
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 02631
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 515 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Are renters plentiful in Brewster, MA?
Brewster, MA draws a predictable base of working renters. Demand at the $2,249/mo rent level is reasonable for standard single-family and small multi rentals.
Should investors consider Brewster, MA?
With a 3.0/5 investability score, Brewster, MA ranks as a solid market for rental property investors. Median prices of $793K and rents of $2,249/mo drive the underlying numbers.
How expensive is real estate in Brewster, MA?
The median home value in Brewster, MA is roughly $793K. That puts it reasonable relative to the MA statewide average.
Does a duplex house hack pencil in Brewster, MA?
For house hackers, Brewster, MA is a challenging. The $2,249/mo rent on a unit helps defray the mortgage on a $793K property.
Is Brewster, MA a friendly market for rental owners?
Brewster, MA falls under MA landlord-tenant law, which is tenant-protective. That backdrop makes day-to-day property management reasonable.
You know 02631 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02631 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 02631 ranks in Barnstable Town, MA
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