Real Estate Investing in Livermore Falls, Maine (04254)
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Should you buy in 04254 (Livermore Falls, ME)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 13.2% 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 Livermore Falls, ME (04254)?
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Market Analysis: 04254 Livermore Falls
The 04254 ZIP covers a section of Livermore Falls that demands careful diligence. Prices near $219K look accessible, but the work to make a deal cash flow is real.
Distressed markets are won on execution, not on spreadsheets. ZIP 04254 comes in at the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Statewide comparisons place 04254 among ME's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Employment concentration in 04254 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
The right play in 04254 usually involves deep tenant screening, aggressive delinquency response, and a conservative capex buffer. Anything less, and the discount can turn into a trap.
Here's what matters if you're considering buying a home in Livermore Falls:
Property Strategy for 04254
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $195,785 | $1,340 | 4.9% | +11.9% | $97,893 |
| 3BR | $217,697 | $1,730 | 5.7% | +11.3% | $72,566 |
| 4BR | $233,868 | $1,950 | 6.0% | +11.0% | $58,467 |
Market Trends
Home Value History (with trend line)
📊 How Does 04254 Compare?
| Metric | 04254 | Livermore Falls | Lewiston-Auburn, ME | Maine |
|---|---|---|---|---|
| Home Value | $219,004 | $219,004 | N/A | $401,109 |
| 5-Year CAGR | 7.1% | 7.1% | N/A | 8.6% |
| Avg Rent | $1,206 | $1,206 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 04254 (Livermore Falls, ME). Anonymous, moderated, never written by AI.
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Property managers serving Androscoggin County
Manage rentals here? List your business →Central Maine Property Management, Inc. provides professional service to tenants and property owners across Maine since 2002. summary from their website
Great Falls Property Management provides property management services. summary from their website
H&S Reny Property Management, Inc. is a full-service real estate management company serving Lewiston, Auburn, and surrounding communities. 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 | $219,004 |
| Monthly Rent | $1,206 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 11.4% |
📈 Home Appreciation
| 1-Year | +2.6% ▲ |
| 3-Year CAGR | +3.4% ▲ |
| 5-Year CAGR | +7.1% ▲ |
| 10-Year CAGR | +10.1% ▲ |
🏠 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 (4.3%). 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 04254
Population: 3,076
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
What is the typical home price in Livermore Falls, ME?
Median home price in Livermore Falls, ME is near $219K, with a 5-year CAGR of 0.0%. Prices have been measured and supportive of buy-and-hold strategies.
Is vacancy a concern in Livermore Falls, ME?
Occupancy in Livermore Falls, ME runs stable with elevated vacancy. Well-priced units at $1,206/mo lease on reasonable timelines.
Is the tenant base reliable in Livermore Falls, ME?
Livermore Falls, ME offers a consistent renter base at the $1,206/mo rent level. Tenant turnover is reasonable for well-managed properties.
Does Livermore Falls, ME favor landlords or tenants?
For rental operators, Livermore Falls, ME rates as landlord-friendly. The regulatory environment standard buy-and-hold operations.
What type of investing works in Livermore Falls, ME?
Most investors in Livermore Falls, ME run a careful cash-flow rentals with hands-on management strategy. It aligns with the 3.0/5 investability profile and the market fundamentals.
You know 04254 now. You don’t know where it ranks.
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How 04254 ranks in Lewiston-Auburn, ME
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