Real Estate Investing in Dennis, Massachusetts (02638)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02638 (Dennis, 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: 53.1% 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 37.4 — 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 Dennis, MA (02638)?
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Market Analysis: 02638 Dennis
ZIP 02638 in Dennis, MA carries a impressive set of headwinds. Home values near $958K and rents of $2,133/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 02638 records the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Nearby ZIPs in Dennis have seen price recovery that 02638 has not matched. Barnstable County data supports the view that the spread is structural rather than temporary.
In practical terms, 3,256 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
Distressed ZIPs reward experience. solid returns are possible in 02638, 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 Dennis:
Property Strategy for 02638
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $573,634 | $2,370 | 3.0% | +9.5% | $286,817 |
| 3BR | $884,843 | $2,920 | 2.4% | +9.9% | $294,948 |
| 4BR | $1,444,038 | $3,350 | 1.7% | +11.0% | $361,010 |
| 5BR | $2,035,034 | — | — | +11.2% | $407,007 |
Market Trends
Home Value History (with trend line)
📊 How Does 02638 Compare?
| Metric | 02638 | Dennis | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $958,092 | $731,052 | N/A | $645,115 |
| 5-Year CAGR | 5.8% | 6.3% | N/A | 7.0% |
| Avg Rent | $2,133 | $2,048 | N/A | - |
| Cap Rate | 1.7% | 2.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02638 (Dennis, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $958,092 |
| Monthly Rent | $2,133 |
| Price-to-Rent | 37.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.7% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +5.8% ▲ |
| 10-Year CAGR | +7.6% ▲ |
🏠 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 (1.7%). 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 02638
Population: 3,256
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
🎓 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
Does Dennis, MA make sense for an investment property?
The 3.0/5 investability rating in Dennis, MA reflects its $958K prices and $2,133/mo rents. Investors generally consider it a solid option within MA.
What is the average monthly rent in Dennis, MA?
Expect rents around $2,133/mo per month in Dennis, MA. With home values at $958K, the yield math works out to reasonable levels for rental investors.
How strong is the working-renter base in Dennis, MA?
Tenant demand in Dennis, MA is solid. The local workforce $2,133/mo rents across most rental classes.
What are vacancy rates like in Dennis, MA?
Vacancy in Dennis, MA is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $2,133/mo.
Can I house hack in Dennis, MA?
Dennis, MA offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $2,133/mo rent level.
You know 02638 now. You don’t know where it ranks.
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How 02638 ranks in Barnstable Town, MA
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