Real Estate Investing in Mt Vernon, Maine (04352)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04352 (Mt Vernon, 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: 39.5% 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 Mt Vernon, ME (04352)?
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Market Analysis: 04352 Mt Vernon
ZIP 04352 inside Kennebec County looks affordable on the surface — median value of $340K — but the discount exists for reasons that a careful buyer should understand before committing.
If the plan assumes clean turnover, on-time rent, and low maintenance on a $340K asset, 04352 is the wrong submarket. If the plan prices in friction, the yield can still work.
Within ME, ZIP 04352 trails on several market indicators that neighboring Kennebec County submarkets outperform. The gap is real and significant enough to shape underwriting.
The 04352 ZIP's population of 1,728 has faced economic pressure over the last decade. That pressure shows up in rent delinquency patterns that comes in at the need for careful underwriting.
The 04352 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 Mt Vernon:
Property Strategy for 04352
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $253,965 | $1,010 | 2.9% | +10.1% | $253,965 |
| 2BR | $313,058 | $1,310 | 3.0% | +10.4% | $156,529 |
| 3BR | $375,143 | $1,680 | 3.2% | +9.7% | $125,048 |
| 4BR | $453,476 | $2,000 | 3.2% | +9.7% | $113,369 |
Market Trends
Home Value History (with trend line)
📊 How Does 04352 Compare?
| Metric | 04352 | Mt Vernon | Augusta-Waterville, ME | Maine |
|---|---|---|---|---|
| Home Value | $340,369 | $340,369 | N/A | $401,109 |
| 5-Year CAGR | 6.1% | 6.1% | N/A | 8.6% |
| Avg Rent | $1,179 | $1,179 | N/A | - |
| Cap Rate | 2.7% | 2.7% | - | - |
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 04352 (Mt Vernon, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $340,369 |
| Monthly Rent | $1,179 |
| Price-to-Rent | 24.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.2% |
| Cap Rate | 2.7% |
| 5-Year IRR | 8.8% |
📈 Home Appreciation
| 1-Year | +2.0% ▲ |
| 3-Year CAGR | +2.8% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +8.0% ▲ |
🏠 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 (2.7%). 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 04352
Population: 1,728
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 04352
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 2,027 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What is the smart move for investors in Mt Vernon, ME?
A careful cash-flow rentals with hands-on management strategy Mt Vernon, ME best. The market produces stable results for that approach at the $340K price point.
Is it easy to find good tenants in Mt Vernon, ME?
Tenant quality in Mt Vernon, ME ranks as solid. Landlords generally report steady occupancy at market rents of $1,179/mo.
Does Mt Vernon, ME favor landlords or tenants?
Mt Vernon, ME falls under ME landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is Mt Vernon, ME a good market for FHA house hackers?
The house hack math a challenging in Mt Vernon, ME. Owner-occupant buyers benefit from the $1,179/mo rents and $340K home values.
Where do home prices stand in Mt Vernon, ME?
Typical homes in Mt Vernon, ME go for around $340K. The 5-year CAGR of 0.0% consistent price movement.
You know 04352 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04352 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 04352 ranks in Augusta-Waterville, ME
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