Real Estate Investing in Sabattus, Maine (04280)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04280 (Sabattus, 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.
- Elevated vacancy: 8.5% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Sabattus, ME (04280)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 04280 Sabattus
The 04280 ZIP in Sabattus, ME is a local-operator market. Outside capital chasing a $368K entry has to pair deep knowledge with the discount.
For an experienced owner, 04280 can be a a viable market for hunting ground — but the discount at $368K reflects genuine risk that outside investors often underestimate.
In the broader ME picture, 04280 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 04280 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Experienced landlords with local relationships tend to find 04280 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Sabattus:
Property Strategy for 04280
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $300,233 | $1,600 | 3.8% | +10.4% | $150,117 |
| 3BR | $357,010 | $2,070 | 4.2% | +9.7% | $119,003 |
| 4BR | $395,374 | $2,330 | 4.2% | +9.6% | $98,844 |
Market Trends
Home Value History (with trend line)
📊 How Does 04280 Compare?
| Metric | 04280 | Sabattus | Lewiston-Auburn, ME | Maine |
|---|---|---|---|---|
| Home Value | $368,003 | $368,003 | N/A | $401,109 |
| 5-Year CAGR | 7.4% | 7.4% | N/A | 8.6% |
| Avg Rent | $1,440 | $1,440 | N/A | - |
| Cap Rate | 3.1% | 3.1% | - | - |
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 04280 (Sabattus, 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 | $368,003 |
| Monthly Rent | $1,440 |
| Price-to-Rent | 21.3:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.7% |
| Cap Rate | 3.1% |
| 5-Year IRR | 10.5% |
📈 Home Appreciation
| 1-Year | +10.2% ▲ |
| 3-Year CAGR | +6.2% ▲ |
| 5-Year CAGR | +7.4% ▲ |
| 10-Year CAGR | +8.8% ▲ |
🏠 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 (3.1%). 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 04280
Population: 6,886
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 04280
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 Sabattus, ME good for landlords?
Sabattus, ME operates under ME law, which is landlord-friendly overall for landlords. Expect predictable treatment in typical lease and eviction cases.
What type of investing works in Sabattus, ME?
Most investors in Sabattus, 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.
How much do tenants pay in Sabattus, ME?
Investors in Sabattus, ME typically see rents near $1,440/mo per month against $368K home values - a solid setup for rental cash flow.
How does Sabattus, ME stack up for property investment?
With a 3.0/5 investability score, Sabattus, ME ranks as a solid market for rental property investors. Median prices of $368K and rents of $1,440/mo drive the underlying numbers.
How much does a house cost in Sabattus, ME?
The median home value in Sabattus, ME is roughly $368K. That puts it reasonable relative to the ME statewide average.
You know 04280 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04280 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 04280 ranks in Lewiston-Auburn, ME
Every ZIP in this metro, ranked. Free.
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