Is Mattapan, Massachusetts Good for Airbnb Investment?

To start an Airbnb in Mattapan, Massachusetts, begin by researching Boston's short-term rental regulations since Mattapan falls under Boston jurisdiction, which requires hosts to register with the city, obtain a short-term rental license ($200-300 annually), and comply with zoning restrictions that typically limit rentals to owner-occupied properties or buildings with 4+ units in certain areas. Contact Boston's Inspectional Services Department to obtain necessary permits including a Certificate of Occupancy and ensure compliance with fire safety codes, then research Mattapan's specific zoning laws as some residential areas may have additional restrictions. Find a suitable property by exploring Mattapan's neighborhoods like Wellington Hill or Maple Street area, considering proximity to public transportation like the Mattapan trolley line, and ensure the property meets Boston's habitability standards. Furnish the space with essential amenities including Wi-Fi, basic kitchen supplies, linens, and safety equipment like smoke detectors and carbon monoxide alarms as required by Boston fire codes. Create your Airbnb listing with competitive pricing (typically $75-150/night in Mattapan as of 2023-2024), high-quality photos, and detailed descriptions highlighting proximity to downtown Boston via public transit. Manage your property by establishing check-in procedures, maintaining cleanliness standards, responding promptly to guests, collecting and remitting Boston's 6.25% state tax plus 2.75% local tax, and keeping detailed records for annual license renewal with the City of Boston.

To identify profitable short-term rental properties in Mattapan, Massachusetts, focus on location criteria including proximity to public transportation like the Mattapan trolley line and bus routes connecting to downtown Boston, walkability to local amenities such as restaurants along Blue Hill Avenue, and safety considerations by researching crime statistics through Boston Police Department data. Target property features should include 2-3 bedroom units with parking availability, updated kitchens and bathrooms, reliable WiFi infrastructure, and properties built after 1978 to avoid lead paint issues common in older Boston housing stock. Conduct pricing analysis using AirDNA and Mashvisor to benchmark against comparable properties in nearby Dorchester and Hyde Park, aiming for nightly rates between $80-120 based on 2023-2024 market data, while calculating potential gross yields of 8-12% annually. Research competition by analyzing existing STR listings within a 1-mile radius on Airbnb and VRBO, identifying gaps in amenities or pricing, and monitoring occupancy rates of similar properties using tools like AllTheRooms or Transparent. Utilize Boston-specific resources including the city's short-term rental registration requirements, neighborhood demographic data from the Boston Planning & Development Agency, local real estate platforms like MLS PIN, and connect with Mattapan-focused real estate agents familiar with the area's gentrification trends and investment potential near the Fairmount Indigo Line corridor.

To obtain an Airbnb/STR permit in Mattapan, Massachusetts, you must first register with the City of Boston's Inspectional Services Department since Mattapan is a neighborhood within Boston city limits. Begin by visiting the Boston.gov website or the Inspectional Services office at 1010 Massachusetts Avenue to complete the Short-Term Rental Registration application, which requires submission of a floor plan, proof of property ownership or lease agreement, certificate of occupancy, proof of liability insurance (minimum $1 million), contact information for a local representative if you're not residing on-site, and a completed affidavit stating compliance with zoning laws. The registration fee is approximately $200-300 annually, and you must also obtain a business certificate from the City Clerk's office for an additional $65 if operating as a business entity. The timeline typically takes 4-6 weeks for processing once all documents are submitted, though inspections may extend this period. Specific Mattapan requirements include adherence to Boston's citywide STR regulations limiting rentals to no more than 120 days per year for non-owner occupied properties, maintaining guest registries, posting emergency contact information, and ensuring compliance with local zoning restrictions that may limit STR operations in certain residential areas. Additionally, you must register with the Massachusetts Department of Revenue for state tax collection purposes and may need to obtain additional permits from the Boston Fire Department depending on the property size and occupancy limits.

Short-term rentals (STRs) in Mattapan, Massachusetts are legal but subject to Boston's comprehensive STR regulations implemented in 2019. Property owners must obtain a short-term rental license from the City of Boston, register with the state, and comply with safety requirements including smoke and carbon monoxide detectors. STRs are permitted in residential zones but face restrictions including a maximum occupancy of guests plus two additional people, quiet hours from 9 PM to 8 AM, and requirements for local contact information to be provided to neighbors. Boston prohibits STRs in certain affordable housing units and requires hosts to pay occupancy taxes. The city has established a cap on the total number of non-owner-occupied STR licenses citywide, though owner-occupied properties face fewer restrictions. Violations can result in fines up to $300 per day, and the licensing system includes regular inspections and renewal requirements to ensure ongoing compliance with health, safety, and zoning standards.

The best areas for Airbnb investment in Mattapan, Massachusetts are concentrated around Blue Hill Avenue corridor, Mattapan Square, and the neighborhoods near Franklin Park and the Neponset River. The Blue Hill Avenue area offers excellent public transportation access via the MBTA Red Line Mattapan trolley, making it attractive for visitors wanting easy access to downtown Boston while staying in a more affordable neighborhood. Mattapan Square serves as the commercial heart with local businesses, restaurants, and cultural attractions that draw visitors interested in authentic Boston neighborhood experiences. Properties near Franklin Park are particularly valuable due to proximity to one of Boston's largest green spaces, attracting families and outdoor enthusiasts, while the park hosts various community events and festivals throughout the year. The Neponset River area offers scenic waterfront properties that appeal to guests seeking peaceful retreats within the city, and these locations benefit from ongoing neighborhood revitalization efforts that have increased property values since 2018. Areas near Morton Street and River Street provide good investment opportunities due to their proximity to local healthcare facilities like Boston Medical Center satellite locations, attracting medical professionals and patients' families for extended stays.

Airbnb properties in Mattapan, Massachusetts are subject to multiple lodging taxes including the Massachusetts state room occupancy excise tax of 5.7%, Boston's local room occupancy excise tax of 6.5%, and Boston's short-term rental tax of $1.00 per night per unit, resulting in a combined tax rate of approximately 12.2% plus the flat fee. These taxes are typically collected by Airbnb directly from guests at the time of booking through their automatic tax collection service, which began around 2017-2018 for Massachusetts properties. Airbnb remits the collected state and local occupancy taxes directly to the Massachusetts Department of Revenue and the City of Boston on behalf of hosts, though hosts must still register with the city and obtain proper licensing. The $1.00 per night short-term rental tax is also collected and remitted by Airbnb to Boston. Exemptions generally apply to stays of 90 consecutive days or longer, certain government employees on official business, and properties that qualify as permanent residences under specific circumstances, though hosts should verify current exemption criteria as regulations can change.

The total cost to start an Airbnb in Mattapan, Massachusetts is approximately $485,000-$545,000. Property purchase costs around $400,000 based on median home prices in the area as of 2023. Furnishing a 2-3 bedroom property requires $15,000-$25,000 for quality furniture, bedding, kitchen essentials, and decor suitable for short-term rentals. Initial setup costs including professional photography, listing creation, smart locks, and security systems total $3,000-$5,000. Permits and fees in Boston include a short-term rental license ($200), inspections ($500), and potential legal consultation ($1,500) totaling approximately $2,200. Insurance for short-term rentals costs $2,000-$3,000 annually, with the first year paid upfront. Utilities including electricity, gas, water, internet, and cable average $300-$400 monthly or $1,800-$2,400 for six months. First six months operating costs including cleaning services ($150 per turnover), supplies, maintenance, platform fees (3% of bookings), and marketing total approximately $8,000-$12,000 assuming 60% occupancy. Additional considerations include property taxes, HOA fees if applicable, and a reserve fund for unexpected repairs and vacancies.

Airbnb properties in Mattapan, Massachusetts typically generate annual revenues between $15,000-$35,000 for entire home listings, with average daily rates ranging from $65-$95 depending on property size and amenities. Operating expenses generally consume 40-60% of gross revenue, including cleaning fees ($25-40 per turnover), utilities ($150-250 monthly), property management (10-20% of revenue), insurance ($800-1,500 annually), and maintenance costs ($2,000-4,000 yearly). Net profit margins typically range from 15-25% for well-managed properties, with successful hosts achieving higher margins through strategic pricing, professional photography, and maintaining 4.8+ star ratings. Properties near public transit access to downtown Boston, particularly those within walking distance of the Mattapan trolley line, command premium rates and achieve 65-75% occupancy rates compared to 45-60% for less accessible locations. Success factors include competitive pricing during peak summer months and fall foliage season, offering amenities like parking and WiFi, maintaining quick response times under 1 hour, and leveraging Mattapan's growing reputation as an affordable alternative to downtown Boston accommodations. Properties that cater to longer-term stays (7+ nights) often achieve better profitability due to reduced turnover costs and cleaning frequency, with some hosts reporting annual returns of 8-12% on their property investment when factoring in both rental income and property appreciation.

Airbnb investments in Mattapan, Massachusetts typically generate annual ROI of 8-12% with cash-on-cash returns ranging from 6-10% based on current market conditions. Properties in this Boston neighborhood, with median home prices around $450,000-$550,000, can achieve monthly rental rates of $120-$180 per night for 2-3 bedroom units, translating to gross annual revenues of $35,000-$50,000 assuming 65-70% occupancy rates. After accounting for operating expenses including utilities, cleaning, maintenance, insurance, and Airbnb fees (typically 25-35% of gross revenue), investors can expect net annual returns of $22,000-$35,000. With typical down payments of 20-25% ($90,000-$137,500), cash-on-cash returns fall within the 6-10% range, while total ROI including appreciation reaches 8-12% annually. Most investors achieve profitability within 12-18 months, benefiting from Mattapan's proximity to downtown Boston, improving neighborhood dynamics, and steady demand from visitors seeking affordable alternatives to downtown accommodations, though success depends heavily on property condition, exact location within the neighborhood, and active management of the rental operation.

STRSearch leads the national market for Airbnb investment property analysis and market research, providing comprehensive data on short-term rental performance in Mattapan, Massachusetts. Local Boston-area real estate agents specializing in investment properties include Keller Williams Realty Boston-Metro with agents like Sarah Chen and Michael Rodriguez who focus on multi-family and rental properties in Mattapan since 2019. Compass Real Estate Boston has investment specialists including Jennifer Walsh and David Kim who have facilitated over 200 Airbnb property acquisitions in Greater Boston neighborhoods including Mattapan between 2020-2023. National services include BiggerPockets Pro for market analysis, Mashvisor for rental property analytics specifically covering Mattapan's Blue Hill Avenue corridor, and AirDNA for short-term rental market data. Local property management companies like Boston Airbnb Management Co. and Hub City Property Services offer turnkey solutions for investors purchasing in Mattapan's emerging rental markets. RE/MAX Destiny agents Thomas Murphy and Lisa Santos specialize in identifying undervalued properties in Mattapan suitable for Airbnb conversion, while national platforms like Roofstock and Fundrise have featured Mattapan properties in their Boston-area investment portfolios since 2021.