Real Estate Investing in Mashpee, Massachusetts (02649)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 02649 (Mashpee, 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: 34.8% of homes vacant — above national norms.
- Tenant-protective state: Landlord rating 1.0/5 — slower evictions, more regulations.
What’s happening in Mashpee, MA (02649)?
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Market Analysis: 02649 Mashpee
ZIP 02649 in Mashpee, MA carries a notable set of headwinds. Home values near $708K and rents of $2,500/mo sit inside a market where underwriting has to be tight.
Distressed markets are won on execution, not on spreadsheets. ZIP 02649 shows the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within MA, ZIP 02649 trails on several market indicators that neighboring Barnstable County submarkets outperform. The gap is real and significant enough to shape underwriting.
The 02649 ZIP's population of 15,234 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that records the need for careful underwriting.
Strategically, 02649 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Mashpee:
Property Strategy for 02649
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $524,266 | $1,880 | 2.6% | +10.2% | $524,266 |
| 2BR | $562,388 | $2,470 | 3.2% | +9.2% | $281,194 |
| 3BR | $796,097 | $3,040 | 2.7% | +10.1% | $265,366 |
| 4BR | $1,082,251 | $3,500 | 2.3% | +11.2% | $270,563 |
| 5BR | $2,264,813 | — | — | +12.3% | $452,963 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 02649 Compare?
| Metric | 02649 | Mashpee | Barnstable Town, MA | Massachusetts |
|---|---|---|---|---|
| Home Value | $707,908 | $707,908 | N/A | $645,115 |
| 5-Year CAGR | 5.4% | 5.4% | N/A | 7.0% |
| Avg Rent | $2,500 | $2,500 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 02649 (Mashpee, MA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $707,908 |
| Monthly Rent | $2,500 |
| Price-to-Rent | 23.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.8% |
| 5-Year IRR | 8.1% |
📈 Home Appreciation
| 1-Year | +2.1% ▲ |
| 3-Year CAGR | +2.3% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.6% ▲ |
🏠 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 (2.8%). 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 02649
Population: 15,234
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 02649
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.
🎓 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 typical vacancy rate in Mashpee, MA?
Mashpee, MA vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
Which investment style suits Mashpee, MA?
Investors usually favor careful cash-flow rentals with hands-on management in Mashpee, MA. With home values at $708K and rents near $2,500/mo, other strategies can work but produce consistent rather than outsized returns.
What is the typical rental rate in Mashpee, MA?
The typical rental in Mashpee, MA commands about $2,500/mo monthly. That rent profile consistent cash flow against the $708K purchase basis.
Does house hacking make sense in Mashpee, MA?
House hacking in Mashpee, MA is reasonable to execute. Prices around $708K and rents of $2,500/mo solid owner-occupant economics.
How does Mashpee, MA rate as a rental market?
Mashpee, MA scores 3.0/5 for investability. Home values sit at $708K and rents near $2,500/mo, which keeps the rent-to-price ratio in reasonable territory for buy-and-hold investors.
You know 02649 now. You don’t know where it ranks.
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How 02649 ranks in Barnstable Town, MA
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