Real Estate Investing in Waterboro, Maine (04061)
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Should you buy in 04061 (Waterboro, ME)? 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: 14.3% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Waterboro, ME (04061)?
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Market Analysis: 04061 Waterboro
The 04061 ZIP in Waterboro, ME is a local-operator market. Outside capital chasing a $393K entry has to pair deep knowledge with the discount.
For an experienced owner, 04061 can be a a solid fit for hunting ground — but the discount at $393K reflects genuine risk that outside investors often underestimate.
Statewide comparisons place 04061 among ME's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
The demographic picture in 04061 includes headwinds that any investor should price in. Income distribution skews lower than Waterboro averages, and tenant stability requires active management.
Strategy in 04061 is an operator game, not a passive one. On balance, entry prices of $393K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Waterboro:
Market Trends
Home Value History (with trend line)
📊 How Does 04061 Compare?
| Metric | 04061 | Waterboro | Portland-South Portland, ME | Maine |
|---|---|---|---|---|
| Home Value | $392,633 | $416,161 | N/A | $401,109 |
| 5-Year CAGR | 6.0% | 5.8% | N/A | 8.6% |
| Avg Rent | $1,557 | $1,620 | N/A | - |
| Cap Rate | 3.1% | 3.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 04061 (Waterboro, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $392,633 |
| Monthly Rent | $1,557 |
| Price-to-Rent | 21.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.8% |
| Cap Rate | 3.1% |
| 5-Year IRR | 9.1% |
📈 Home Appreciation
| 1-Year | +1.8% ▲ |
| 3-Year CAGR | +3.8% ▲ |
| 5-Year CAGR | +6.0% ▲ |
| 10-Year CAGR | +8.6% ▲ |
🏠 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 (3.1%). 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 04061
Population: 3,105
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
Frequently Asked Questions
Is Waterboro, ME a good place for real estate investing?
Yes - Waterboro, ME a 3.0/5 investability score. With $393K home prices against $1,557/mo monthly rent, the market delivers a reasonable entry point for new investors.
How tight is the rental market in Waterboro, ME?
Vacancy risk in Waterboro, ME is elevated. That supports predictable cash flow for typical rental holds.
Is the tenant base reliable in Waterboro, ME?
Tenant demand in Waterboro, ME is solid. The local workforce $1,557/mo rents across most rental classes.
Can I house hack in Waterboro, ME?
Waterboro, ME offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $1,557/mo rent level.
Which investment style suits Waterboro, ME?
Investors usually favor careful cash-flow rentals with hands-on management in Waterboro, ME. With home values at $393K and rents near $1,557/mo, other strategies can work but produce steady rather than outsized returns.
You know 04061 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04061 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 04061 ranks in Portland-South Portland, ME
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