Real Estate Investing in Waterboro, Maine (04087)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04087 (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: 17.4% 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 (04087)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 04087 Waterboro
ZIP 04087 inside York County looks affordable on the surface — median value of $426K — but the discount exists for reasons that a careful buyer should understand before committing.
Distressed markets are won on execution, not on spreadsheets. ZIP 04087 reports the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Within ME, ZIP 04087 trails on several market indicators that neighboring York County submarkets outperform. The gap is real and impressive enough to shape underwriting.
The 04087 ZIP's population of 2,122 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that registers the need for careful underwriting.
seems to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Waterboro:
Market Trends
Home Value History (with trend line)
📊 How Does 04087 Compare?
| Metric | 04087 | Waterboro | Portland-South Portland, ME | Maine |
|---|---|---|---|---|
| Home Value | $425,859 | $416,161 | N/A | $401,109 |
| 5-Year CAGR | 5.6% | 5.8% | N/A | 8.6% |
| Avg Rent | $1,629 | $1,620 | N/A | - |
| Cap Rate | 3.0% | 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 04087 (Waterboro, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $425,859 |
| Monthly Rent | $1,629 |
| Price-to-Rent | 21.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.6% |
| Cap Rate | 3.0% |
| 5-Year IRR | 8.5% |
📈 Home Appreciation
| 1-Year | +1.6% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +5.6% ▲ |
| 10-Year CAGR | +7.9% ▲ |
🏠 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 (3.0%). 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 04087
Population: 2,122
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 04087
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.
Frequently Asked Questions
How do landlord-tenant laws work in Waterboro, ME?
ME law landlord-friendly for landlords, and Waterboro inherits those rules. Investors should still review local ordinances for rental licensing.
How strong is the working-renter base in Waterboro, ME?
The renter base in Waterboro, ME is reasonable for the $1,629/mo price point. Screening well and pricing to market typically yields steady tenants.
Where do home prices stand in Waterboro, ME?
Waterboro, ME home values average about $426K. That price point suits investors targeting rentals with $1,629/mo in monthly income.
Is house hacking profitable in Waterboro, ME?
House hacking in Waterboro, ME is reasonable to execute. Prices around $426K and rents of $1,629/mo solid owner-occupant economics.
What are vacancy rates like in Waterboro, ME?
Vacancy in Waterboro, ME is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,629/mo.
You know 04087 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04087 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 04087 ranks in Portland-South Portland, ME
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