Real Estate Investing in New Gloucester, Maine (04260)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04260 (New Gloucester, 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.
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 New Gloucester, ME (04260)?
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Market Analysis: 04260 New Gloucester
This part of Cumberland County is not an easy win. The 04260 ZIP records softness in key indicators, and the playbook that works in cleaner markets often stalls here.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $442K asset, 04260 is the wrong submarket. If the plan prices in friction, the yield can still work.
The gap between 04260 and stronger New Gloucester ZIPs is not closing quickly. Investors should weight long-horizon assumptions accordingly.
Resident income in 04260 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
The right play in 04260 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 New Gloucester:
Property Strategy for 04260
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $368,091 | $1,770 | 3.5% | +8.4% | $184,046 |
| 3BR | $440,471 | $2,300 | 3.8% | +8.2% | $146,824 |
| 4BR | $492,003 | $2,930 | 4.3% | +7.8% | $123,001 |
Market Trends
Home Value History (with trend line)
📊 How Does 04260 Compare?
| Metric | 04260 | New Gloucester | Portland-South Portland, ME | Maine |
|---|---|---|---|---|
| Home Value | $441,858 | $441,858 | N/A | $401,109 |
| 5-Year CAGR | 4.7% | 4.7% | N/A | 8.6% |
| Avg Rent | $1,593 | $1,593 | N/A | - |
| Cap Rate | 2.8% | 2.8% | - | - |
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 04260 (New Gloucester, 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 | $441,858 |
| Monthly Rent | $1,593 |
| Price-to-Rent | 23.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.3% |
| Cap Rate | 2.8% |
| 5-Year IRR | 7.5% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +2.4% ▲ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +7.5% ▲ |
🏠 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 (2.8%). 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 04260
Population: 5,733
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 04260
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
Investor Insight: With 1,549 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Is New Gloucester in ME worth investing in?
Our data puts New Gloucester, ME at 3.0/5 for investability. Home prices of $442K and rents around $1,593/mo create a solid backdrop for investor activity.
What is the average monthly rent in New Gloucester, ME?
Expect rents around $1,593/mo per month in New Gloucester, ME. With home values at $442K, the yield math works out to reasonable levels for rental investors.
Are tenants stable in New Gloucester, ME?
Working renters make up the core of the New Gloucester, ME tenant base. The pool is reasonable for investors targeting long-term holds.
How tight is the rental market in New Gloucester, ME?
Vacancy risk in New Gloucester, ME is elevated. That supports steady cash flow for typical rental holds.
How do experienced investors play New Gloucester, ME?
Investors who focus on careful cash-flow rentals with hands-on management typically do well in New Gloucester, ME. The numbers - $442K homes against $1,593/mo rents - support that play.
You know 04260 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04260 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 04260 ranks in Portland-South Portland, ME
Every ZIP in this metro, ranked. Free.
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