Real Estate Investing in Eastham, Massachusetts (02642)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02642 (Eastham, 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: 57.4% 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 30.1 — 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 Eastham, MA (02642)?
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Market Analysis: 02642 Eastham
ZIP 02642 inside Barnstable County looks affordable on the surface — median value of $820K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 02642 registers the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MA, ZIP 02642 trails on several market indicators that neighboring Barnstable County submarkets outperform. The gap is real and durable enough to shape underwriting.
Who lives in 02642 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Eastham:
Property Strategy for 02642
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $417,471 | $1,920 | 3.3% | +8.1% | $417,471 |
| 2BR | $642,259 | $2,520 | 2.8% | +8.9% | $321,129 |
| 3BR | $826,592 | $3,110 | 2.7% | +9.4% | $275,531 |
| 4BR | $928,444 | $3,570 | 2.8% | +9.5% | $232,111 |
| 5BR | $1,105,874 | — | — | +9.8% | $221,175 |
Market Trends
Home Value History (with trend line)
📊 How Does 02642 Compare?
| Metric | 02642 | Eastham | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $819,869 | $819,869 | N/A | $645,115 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 7.0% |
| Avg Rent | $2,268 | $2,268 | N/A | - |
| Cap Rate | 2.2% | 2.2% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02642 (Eastham, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $819,869 |
| Monthly Rent | $2,268 |
| Price-to-Rent | 30.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.3% |
| Cap Rate | 2.2% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +6.5% ▲ |
🏠 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 02642
Population: 5,772
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 02642
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 Eastham, MA better for rentals, flips, or BRRRR?
Eastham, MA investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($820K prices, $2,268/mo rents) make it a reasonable choice.
What kind of tenants rent in Eastham, MA?
Tenant quality in Eastham, MA ranks as solid. Landlords generally report predictable occupancy at market rents of $2,268/mo.
How strong are rents in Eastham, MA?
The typical rental in Eastham, MA commands about $2,268/mo monthly. That rent profile even-keeled cash flow against the $820K purchase basis.
Are eviction rules reasonable in Eastham, MA?
For rental operators, Eastham, MA rates as tenant-protective. The regulatory environment standard buy-and-hold operations.
Do rentals sit vacant long in Eastham, MA?
Rental vacancy in Eastham, MA is elevated. Investors should budget normal turnover but not chronic empty units.
You know 02642 now. You don’t know where it ranks.
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How 02642 ranks in Barnstable Town, MA
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