Real Estate Investing in Topsham, Maine (04086)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04086 (Topsham, ME)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Topsham, ME (04086)?
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Market Analysis: 04086 Topsham
Investors eyeing 04086 need to respect the fundamentals at play. Home values of $479K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $479K asset, 04086 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 04086 and stronger Topsham ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
The demographic picture in 04086 includes headwinds that any investor should price in. Income distribution skews lower than Topsham averages, and tenant stability requires active management.
Strategically, 04086 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 Topsham:
Property Strategy for 04086
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $416,535 | $1,820 | 3.1% | +9.2% | $208,267 |
| 3BR | $462,300 | $2,530 | 3.9% | +9.5% | $154,100 |
| 4BR | $542,330 | $3,050 | 4.0% | +9.0% | $135,583 |
Market Trends
Home Value History (with trend line)
📊 How Does 04086 Compare?
| Metric | 04086 | Topsham | Portland-South Portland, ME | Maine |
|---|---|---|---|---|
| Home Value | $478,520 | $478,520 | N/A | $401,109 |
| 5-Year CAGR | 6.7% | 6.7% | N/A | 8.6% |
| Avg Rent | $1,638 | $1,638 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 04086 (Topsham, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $478,520 |
| Monthly Rent | $1,638 |
| Price-to-Rent | 24.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.1% |
| Cap Rate | 2.7% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +4.0% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +6.7% ▲ |
| 10-Year CAGR | +8.2% ▲ |
🏠 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 (2.7%). 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 04086
Population: 9,644
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 04086
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
Frequently Asked Questions
What price range are homes in Topsham, ME?
In Topsham, ME the median home value sits at $479K. Against the broader ME market, that reads as reasonable for most investors.
What is the tenant pool like in Topsham, ME?
Working renters make up the core of the Topsham, ME tenant base. The pool is reasonable for investors targeting long-term holds.
What is the best play in Topsham, ME?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in Topsham, ME. The numbers - $479K homes against $1,638/mo rents - support that play.
Is house hacking profitable in Topsham, ME?
The a challenging house-hack environment in Topsham, ME reflects the rent-to-price spread. Expect meaningful PITI offset at market rents.
Is rental property easy to operate in Topsham, ME?
ME law landlord-friendly for landlords, and Topsham inherits those rules. Investors should still review local ordinances for rental licensing.
You know 04086 now. You don’t know where it ranks.
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How 04086 ranks in Portland-South Portland, ME
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