Real Estate Investing in Washburn, Maine (04786)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04786 (Washburn, ME)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
Rare combination of both appreciation and cash flow. These markets don't last long — worth serious consideration.
- High vacancy: 12.5% 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 Washburn, ME (04786)?
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Market Analysis: 04786 Washburn
ZIP 04786 inside Aroostook County looks affordable on the surface — median value of $150K — 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 $150K asset, 04786 is the wrong submarket. If the plan prices in friction, the yield can still work.
ZIP 04786's metrics run below Aroostook County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
On balance, 1,686 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
appears to the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Washburn:
Market Trends
Home Value History (with trend line)
📊 How Does 04786 Compare?
| Metric | 04786 | Washburn | Maine |
|---|---|---|---|
| Home Value | $150,235 | $150,235 | $401,109 |
| 5-Year CAGR | 8.4% | 8.4% | 8.6% |
| Avg Rent | $891 | $891 | - |
| Cap Rate | 4.6% | 4.6% | - |
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 04786 (Washburn, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $150,235 |
| Monthly Rent | $891 |
| Price-to-Rent | 14.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.1% |
| Cap Rate | 4.6% |
| 5-Year IRR | 13.0% |
📈 Home Appreciation
| 1-Year | +6.2% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +8.4% ▲ |
| 10-Year CAGR | +7.7% ▲ |
🏠 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 (4.6%). 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 04786
Population: 1,686
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 04786
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 551 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
What approach is best for Washburn, ME real estate?
The best-fit strategy in Washburn, ME is careful cash-flow rentals with hands-on management. That approach the rent and price profile of the market.
What is it like being a landlord in Washburn, ME?
ME law landlord-friendly for landlords, and Washburn inherits those rules. Investors should still review local ordinances for rental licensing.
What is the typical vacancy rate in Washburn, ME?
Washburn, ME vacancy trends elevated. Investors running standard buy-and-hold plays see reasonable downtime between tenants.
How viable is house hacking in Washburn, ME?
The house hack math a challenging in Washburn, ME. Owner-occupant buyers benefit from the $891/mo rents and $150K home values.
Should investors consider Washburn, ME?
The 3.0/5 investability rating in Washburn, ME reflects its $150K prices and $891/mo rents. Investors generally consider it a solid option within ME.
You know 04786 now. You don’t know where it ranks.
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