Real Estate Investing in Harwich Port, Massachusetts (02646)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02646 (Harwich Port, 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: 58.8% 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 39.5 — 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 Harwich Port, MA (02646)?
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Market Analysis: 02646 Harwich Port
The 02646 ZIP in Harwich Port, MA is a local-operator market. Outside capital chasing a $1.1M entry has to pair deep knowledge with the discount.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $1.1M asset, 02646 is the wrong submarket. If the plan prices in friction, the yield can still work.
Nearby ZIPs in Harwich Port have seen price recovery that 02646 has not matched. Barnstable County data supports the view that the spread is structural rather than temporary.
A notable renter share of 15% in 02646 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Distressed ZIPs reward experience. substantial returns are possible in 02646, 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 Harwich Port:
Property Strategy for 02646
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $549,380 | $2,620 | 3.4% | +8.8% | $274,690 |
| 3BR | $1,027,322 | $3,230 | 2.3% | +9.9% | $342,441 |
| 4BR | $1,614,508 | $3,710 | 1.7% | +10.7% | $403,627 |
| 5BR | $2,449,271 | — | — | +10.8% | $489,854 |
Market Trends
Home Value History (with trend line)
📊 How Does 02646 Compare?
| Metric | 02646 | Harwich Port | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $1,116,334 | $1,116,334 | N/A | $645,115 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 7.0% |
| Avg Rent | $2,358 | $2,358 | N/A | - |
| Cap Rate | 1.7% | 1.7% | - | - |
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 02646 (Harwich Port, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $1,116,334 |
| Monthly Rent | $2,358 |
| Price-to-Rent | 39.5:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.5% |
| Cap Rate | 1.7% |
| 5-Year IRR | 7.7% |
📈 Home Appreciation
| 1-Year | +4.5% ▲ |
| 3-Year CAGR | +3.7% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 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 (7.0%) 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 02646
Population: 1,715
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 02646
Nearby Schools (4 more)
Schools in adjacent ZIP codes that may serve this area
Cape Cod Region Vocational Technical
Harwich Elementary School
Monomoy Regional High School
Cape Cod Lighthouse Charter 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 515 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What are home prices like in Harwich Port, MA?
Harwich Port, MA median home values land near $1.1M. That is reasonable territory for investors looking at $2,358/mo-per-month rentals.
What is the best play in Harwich Port, MA?
Most investors in Harwich Port, 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.
Are rents high in Harwich Port, MA?
Rent in Harwich Port, MA is around $2,358/mo. The resulting rent-to-value relationship with $1.1M pricing is reasonable for most investor models.
Are eviction rules reasonable in Harwich Port, MA?
MA law tenant-protective for landlords, and Harwich Port inherits those rules. Investors should still review local ordinances for rental licensing.
Is real estate in Harwich Port, MA a good investment right now?
With a 3.0/5 investability score, Harwich Port, MA ranks as a solid market for rental property investors. Median prices of $1.1M and rents of $2,358/mo drive the underlying numbers.
You know 02646 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 02646 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 02646 ranks in Barnstable Town, MA
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