Real Estate Investing in Boothbay Harbor, Maine (04538)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04538 (Boothbay Harbor, 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: 53.5% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 34.9 — hard to cash-flow at these prices.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boothbay Harbor, ME (04538)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 04538 Boothbay Harbor
Investors eyeing 04538 need to respect the fundamentals at play. Home values of $543K come alongside slower price movement and elevated management overhead.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 04538 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
ZIP 04538's metrics run below Lincoln County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
Employment concentration in 04538 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
Strategically, 04538 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Boothbay Harbor:
Property Strategy for 04538
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $420,316 | $1,440 | 2.5% | +10.6% | $210,158 |
| 3BR | $530,818 | $1,990 | 2.7% | +9.9% | $176,939 |
| 4BR | $714,083 | $1,990 | 2.0% | +9.0% | $178,521 |
| 5BR | $910,301 | — | — | +9.8% | $182,060 |
Market Trends
Home Value History (with trend line)
📊 How Does 04538 Compare?
| Metric | 04538 | Boothbay Harbor | Maine |
|---|---|---|---|
| Home Value | $542,827 | $542,827 | $401,109 |
| 5-Year CAGR | 5.9% | 5.9% | 8.6% |
| Avg Rent | $1,296 | $1,296 | - |
| Cap Rate | 1.9% | 1.9% | - |
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 04538 (Boothbay Harbor, ME). Anonymous, moderated, never written by AI.
Do you own or manage rentals in ZIP 04538 (Boothbay Harbor, ME)?
~25 seconds · no account needed · your report is anonymous
📊 Market Snapshot
| Home Value | $542,827 |
| Monthly Rent | $1,296 |
| Price-to-Rent | 34.9:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.9% |
| Cap Rate | 1.9% |
| 5-Year IRR | 7.8% |
📈 Home Appreciation
| 1-Year | +4.1% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.9% ▲ |
| 10-Year CAGR | +7.8% ▲ |
🏠 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 (1.9%). 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 04538
Population: 1,688
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 04538
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.
Frequently Asked Questions
What investment strategy works best in Boothbay Harbor, ME?
Investors usually favor careful cash-flow rentals with hands-on management in Boothbay Harbor, ME. With home values at $543K and rents near $1,296/mo, other strategies can work but produce even-keeled rather than outsized returns.
Is the tenant base reliable in Boothbay Harbor, ME?
Boothbay Harbor, ME offers a even-keeled renter base at the $1,296/mo rent level. Tenant turnover is reasonable for well-managed properties.
What is the typical rental rate in Boothbay Harbor, ME?
Rent in Boothbay Harbor, ME is around $1,296/mo. The resulting rent-to-value relationship with $543K pricing is reasonable for most investor models.
How landlord-friendly is Boothbay Harbor, ME?
ME law landlord-friendly for landlords, and Boothbay Harbor inherits those rules. Investors should still review local ordinances for rental licensing.
How does Boothbay Harbor, ME rate as a rental market?
Investors tracking Boothbay Harbor, ME will find a 3.0/5 rating supported by $543K median home values and $1,296/mo rents. That profile suits long-term holders targeting consistent returns.
You know 04538 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04538 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.
AI Market Advisor
Ask questions about investing in 04538 (Boothbay Harbor)
Community Ratings
What people who’ve spent time here actually say. Not paid reviews.
Be the first to rate 04538 (Boothbay Harbor, ME).
It takes 30 seconds. No signup. Your rating helps everyone who comes here after you.