Real Estate Investing in Barnstable, Massachusetts (02632)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02632 (Barnstable, 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: 24.4% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Barnstable, MA (02632)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 02632 Barnstable
ZIP 02632 inside Barnstable County looks affordable on the surface — median value of $695K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 02632 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
The gap between 02632 and stronger Barnstable ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 02632 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Experienced landlords with local relationships tend to find 02632 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Barnstable:
Property Strategy for 02632
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $557,100 | $3,210 | 4.1% | +9.4% | $278,550 |
| 3BR | $662,336 | $3,960 | 4.3% | +9.1% | $220,779 |
| 4BR | $850,838 | $4,540 | 3.8% | +9.4% | $212,709 |
| 5BR | $1,438,624 | — | — | +11.5% | $287,725 |
Market Trends
Home Value History (with trend line)
📊 How Does 02632 Compare?
| Metric | 02632 | Barnstable | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $694,823 | $827,661 | N/A | $645,115 |
| 5-Year CAGR | 5.7% | 5.9% | N/A | 7.0% |
| Avg Rent | $2,889 | $2,672 | N/A | - |
| Cap Rate | 3.2% | 2.7% | - | - |
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 02632 (Barnstable, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $694,823 |
| Monthly Rent | $2,889 |
| Price-to-Rent | 20.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.0% |
| Cap Rate | 3.2% |
| 5-Year IRR | 9.0% |
📈 Home Appreciation
| 1-Year | +3.2% ▲ |
| 3-Year CAGR | +3.2% ▲ |
| 5-Year CAGR | +5.7% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (3.2%). 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 02632
Population: 12,217
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 02632
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Barnstable Intermediate School
Hyannis West Elementary
Barnstable Community Innovation School
Sturgis Charter Public School
Barnstable High
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 592 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the average monthly rent in Barnstable, MA?
Rent in Barnstable, MA is around $2,889/mo. The resulting rent-to-value relationship with $695K pricing is reasonable for most investor models.
How strong is the working-renter base in Barnstable, MA?
Tenant demand in Barnstable, MA is solid. The local workforce $2,889/mo rents across most rental classes.
How should investors approach Barnstable, MA?
Most investors in Barnstable, MA run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
What is the typical vacancy rate in Barnstable, MA?
Occupancy in Barnstable, MA runs stable with elevated vacancy. Well-priced units at $2,889/mo lease on reasonable timelines.
How expensive is real estate in Barnstable, MA?
Median home price in Barnstable, MA is near $695K, with a 5-year CAGR of 0.0%. Prices have been steady and supportive of buy-and-hold strategies.
You know 02632 now. You don’t know where it ranks.
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How 02632 ranks in Barnstable Town, MA
Every ZIP in this metro, ranked. Free.
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