Real Estate Investing in Barnstable, Massachusetts (02635)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02635 (Barnstable, 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: 34.3% 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 29.6 — 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 Barnstable, MA (02635)?
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Market Analysis: 02635 Barnstable
ZIP 02635 in Barnstable, MA carries a substantial set of headwinds. Home values near $880K and rents of $2,475/mo sit inside a market where underwriting has to be tight.
From a cash-flow lens, the numbers look inviting — $880K purchase price, 0.0% nominal cap — the work to hit that pro forma in 02635 is substantial and deserves full respect.
Within MA, ZIP 02635 trails on several market indicators that neighboring Barnstable County submarkets outperform. The gap is real and robust enough to shape underwriting.
Resident income in 02635 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Distressed ZIPs reward experience. substantial returns are possible in 02635, but they flow to investors who already understand how to operate in soft markets.
Here's what matters if you're considering buying a home in Barnstable:
Property Strategy for 02635
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $602,551 | $2,750 | 3.3% | +8.2% | $301,276 |
| 3BR | $814,871 | $3,390 | 3.0% | +9.3% | $271,624 |
| 4BR | $1,114,487 | $3,890 | 2.5% | +9.8% | $278,622 |
| 5BR | $2,515,772 | — | — | +12.1% | $503,154 |
Market Trends
Home Value History (with trend line)
📊 How Does 02635 Compare?
| Metric | 02635 | Barnstable | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $880,439 | $827,661 | N/A | $645,115 |
| 5-Year CAGR | 5.1% | 5.9% | N/A | 7.0% |
| Avg Rent | $2,475 | $2,672 | N/A | - |
| Cap Rate | 2.2% | 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 02635 (Barnstable, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $880,439 |
| Monthly Rent | $2,475 |
| Price-to-Rent | 29.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.4% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.3% |
📈 Home Appreciation
| 1-Year | +2.2% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 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 02635
Population: 3,673
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 02635
Nearby Schools (3 more)
Schools in adjacent ZIP codes that may serve this area
Mashpee Middle-High School
Quashnet School
Kenneth Coombs 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 592 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What strategy should investors use in Barnstable, MA?
A careful cash-flow rentals with hands-on management strategy Barnstable, MA best. The market produces consistent results for that approach at the $880K price point.
What is the typical vacancy rate in Barnstable, MA?
Occupancy in Barnstable, MA runs stable with elevated vacancy. Well-priced units at $2,475/mo lease on reasonable timelines.
How strong is the working-renter base in Barnstable, MA?
Tenant demand in Barnstable, MA is solid. The local workforce $2,475/mo rents across most rental classes.
What is it like being a landlord in Barnstable, MA?
MA ranks as a tenant-protective state for landlord-tenant law. Barnstable generally follows the statewide framework, so landlords face reasonable operating rules.
What kind of market is Barnstable, MA for investors?
Our data puts Barnstable, MA at 3.0/5 for investability. Home prices of $880K and rents around $2,475/mo create a solid backdrop for investor activity.
You know 02635 now. You don’t know where it ranks.
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How 02635 ranks in Barnstable Town, MA
Every ZIP in this metro, ranked. Free.
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