Neighborhood
Mattapan
Boston, Massachusetts US
Mattapan, Boston, Massachusetts has a mixed investment profile, with prices about 60% below Boston but 3% above Massachusetts, and a gross yield of 5.2%. Prices rose over the past year by 8.8%, indicating clear recent momentum. The neighborhood has a Red Flag score of 50, walkability of 79, and education in the 40th percentile, combining strong walkability with a moderate risk score and an average school-district test-score percentile.
AI Summary•Updated May 2026
Area
2.11 mi²
ZIP Code
02126
County
Suffolk County
State
Massachusetts
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$736,781
YoY+8.8%
Gross Rental Yield
5.2%
Listed rent · ZORI annualized
Red Flag Index
Moderate
50 / 100
Walkability Score
79
OpenStreetMap POI density · national percentile
Education Score
40 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
52
DistrictScore attractiveness · national model
Mattapan Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for Mattapan, Boston.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $736,781 | +8.8% |
| Price / Sq Ft (Verified) | $395/sqft | -13.0% |
| Asking Rent (Median) | $3,218/mo | — |
| Gross Rental Yield | 5.2% | — |
| Liquidity Score | 15 / 100 | Low |
| Homes Sold (Period) | 22 | +10.0% |
Is Mattapan Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Massachusetts crime context.
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Sign in to view — free What Stands Out AI Insight
Above-average gross rental yield at 5.2%
Appreciating market — +8.8% sale-price YoY
Highly walkable neighborhood — score 79/100
Hurricane risk is Very High (80/100)
Insights are generated from Mattapan's live DistrictScore metrics.
Mattapan Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Massachusetts-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Massachusetts Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 14.3 | 3.1 | +0.1% |
| 2023 | 14.4 | 3.2 | +4.2% |
| 2022 | 14.0 | 3.2 | +7.4% |
| 2021 | 13.0 | 3.0 | -3.1% |
| 2020 | 13.6 | 3.1 | -9.8% |
| 2019 | 15.1 | 3.3 | — |
Reported at the state level — the finest official US crime aggregation; Mattapan inherits the Massachusetts figures.
Radon Potential
EPAZone 3
Zone 3 — Lowest potential · Mattapan
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSSuperfund (NPL)2.4 kmHigh
Industrial odor5 nearbyVery High
Point-source screening near Mattapan: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in Mattapan
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI79
Very Walkable
Walkability Score
2
Grocery
7
Dining
18
Schools
0
Universities
2
Hospitals
2
Pharmacies
10
Parks
7
Rail Transit
0
Coworking
POI counts are amenities within Mattapan's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
Mattapan vs Boston vs Massachusetts
How Mattapan benchmarks against its city and state medians.
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Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Massachusetts tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.95% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 5% (+4% surtax over $1M); rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: $4.56 per $1,000.
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Massachusetts property-tax guidance for foreign buyers
Mattapan Real Estate FAQ
Mattapan, Boston, Massachusetts shows a mixed profile, with prices about 60% below Boston but 3% above Massachusetts. It has a gross yield of 5.2%, a Red Flag score of 50, and prices rose over the past year by 8.8%.
Neighborhoods near Mattapan
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