Real Estate Investing in Boothbay, Maine (04544)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04544 (Boothbay, ME)? Our answer, based on the numbers below.
Multiple negative signals. Better options likely exist nearby.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 48.8% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 44.0 — hard to cash-flow at these prices.
• Limited market data — this is a very small market; averages are built from few observations and can swing widely. • Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Boothbay, ME (04544)?
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Market Analysis: 04544 Boothbay
Investors eyeing 04544 need to respect the fundamentals at play. Home values of $712K come alongside slower price movement and elevated management overhead.
On balance, the numbers look inviting — $712K purchase price, 0.0% nominal cap — the work to hit that pro forma in 04544 is substantial and deserves full respect.
ZIP 04544'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 04544 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 04544 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 Boothbay:
Property Strategy for 04544
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $573,185 | $1,500 | 1.9% | +9.2% | $286,592 |
| 3BR | $715,741 | $2,080 | 2.1% | +9.7% | $238,580 |
Market Trends
Home Value History (with trend line)
📊 How Does 04544 Compare?
| Metric | 04544 | Boothbay | Maine |
|---|---|---|---|
| Home Value | $712,001 | $617,170 | $401,109 |
| 5-Year CAGR | 4.7% | 4.7% | 8.6% |
| Avg Rent | $1,350 | $1,274 | - |
| Cap Rate | 1.5% | 1.6% | - |
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 04544 (Boothbay, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $712,001 |
| Monthly Rent | $1,350 |
| Price-to-Rent | 44.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 2.3% |
| Cap Rate | 1.5% |
| 5-Year IRR | 6.2% |
📈 Home Appreciation
| 1-Year | -0.4% ▼ |
| 3-Year CAGR | -0.6% ▼ |
| 5-Year CAGR | +4.7% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (1.5%). 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 04544
Population: 872
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 04544
Nearby Schools (2 more)
Schools in adjacent ZIP codes that may serve this area
Boothbay Region Elem School
Boothbay Region High School
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 is the typical home price in Boothbay, ME?
In Boothbay, ME the median home value sits at $712K. Against the broader ME market, that reads as reasonable for most investors.
Is Boothbay, ME landlord-friendly?
ME ranks as a landlord-friendly state for landlord-tenant law. Boothbay generally follows the statewide framework, so landlords face reasonable operating rules.
Are there empty rentals in Boothbay, ME?
Boothbay, ME sees elevated vacancy, which is reasonable relative to the broader ME rental market.
Is Boothbay, ME a good market for FHA house hackers?
Boothbay, ME is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $712K price point reasonable to enter.
Is it easy to find good tenants in Boothbay, ME?
The renter base in Boothbay, ME is reasonable for the $1,350/mo price point. Screening well and pricing to market typically yields stable tenants.
You know 04544 now. You don’t know where it ranks.
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