Real Estate Investing in South Portland, Maine (04106)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04106 (South Portland, 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.
What’s happening in South Portland, ME (04106)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 04106 South Portland
Investors eyeing 04106 need to respect the fundamentals at play. Home values of $534K come alongside slower price movement and elevated management overhead.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $534K asset, 04106 is the wrong submarket. If the plan prices in friction, the yield can still work.
On the rental side, 04106 offers a low basis, the region around South Portland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
The demographic picture in 04106 includes headwinds that any investor should price in. Income distribution skews lower than South Portland averages, and tenant stability requires active management.
The 04106 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in South Portland:
Property Strategy for 04106
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $288,439 | $1,850 | 4.6% | +7.8% | $288,439 |
| 2BR | $417,615 | $2,370 | 4.1% | +8.3% | $208,807 |
| 3BR | $518,376 | $2,880 | 4.0% | +8.4% | $172,792 |
| 4BR | $632,944 | $3,140 | 3.6% | +8.7% | $158,236 |
| 5BR | $825,144 | — | — | +9.4% | $165,029 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 04106 Compare?
| Metric | 04106 | South Portland | Portland-South Portland, ME | Maine |
|---|---|---|---|---|
| Home Value | $533,882 | $533,882 | N/A | $401,109 |
| 5-Year CAGR | 5.9% | 5.9% | N/A | 8.6% |
| Avg Rent | $2,611 | $2,611 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
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 04106 (South Portland, ME). Anonymous, moderated, never written by AI.
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Property managers serving Cumberland County
Manage rentals here? List your business →Port Property offers apartments for rent and commercial property management services in Portland, South Portland, and Biddeford, Maine. summary from their website
Schneider Property Management, part of HomeRiver Group, offers property management, brokerage, rehab and construction, leasing, and maintenance services for single-family and multi-family properties. summary from their website
Aquarius Property Management offers property management services in Greater Portland, including Portland, South Portland, Falmouth, Cape Elizabeth, and Scarborough. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $533,882 |
| Monthly Rent | $2,611 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 9.7% |
📈 Home Appreciation
| 1-Year | +6.5% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +8.3% ▲ |
🏠 Rent Trends
| 1-Year | +14.2% ▲ |
| 3-Year CAGR | +7.3% ▲ |
| 5-Year CAGR | +7.4% ▲ |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). 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 04106
Population: 26,966
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 04106
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Amanda C Rowe School
East End Community School
Howard C Reiche Community Sch
King Middle School
Portland High School
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
Investor Insight: With 2,551 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is South Portland in ME worth investing in?
Investors tracking South Portland, ME will find a 3.0/5 rating supported by $534K median home values and $2,611/mo rents. That profile suits long-term holders targeting measured returns.
How much should I expect to pay for a home in South Portland, ME?
Expect median prices around $534K in South Portland, ME. The market has run at a 0.0% 5-year CAGR, so entry costs have been predictable.
How much is rent in South Portland, ME?
Rents in South Portland, ME run near $2,611/mo. Compared with median home prices of $534K that produces solid gross yields for typical rentals.
What investment strategy works best in South Portland, ME?
In South Portland, ME the durable play is typically careful cash-flow rentals with hands-on management. The combination of $534K prices and $2,611/mo rents suits that approach.
Is South Portland, ME a good market for FHA house hackers?
South Portland, ME is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $534K price point reasonable to enter.
You know 04106 now. You don’t know where it ranks.
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How 04106 ranks in Portland-South Portland, ME
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