Real Estate Investing in Belgrade, Maine (04917)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04917 (Belgrade, 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: 42.4% of homes vacant — above national norms.
- High price-to-rent: Price-to-rent ratio 31.8 — 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 Belgrade, ME (04917)?
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Market Analysis: 04917 Belgrade
The 04917 ZIP covers a section of Belgrade that demands careful diligence. Prices near $419K look accessible, but the work to make a deal cash flow is real.
From a cash-flow lens, the numbers look inviting — $419K purchase price, 0.0% nominal cap — the work to hit that pro forma in 04917 is substantial and deserves full respect.
ZIP 04917's metrics run below Kennebec County's averages on price growth and tenant stability. Investors who ignore that regional gap tend to relearn it the hard way.
A robust renter share of 8% in 04917 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategically, 04917 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 Belgrade:
Market Trends
Home Value History (with trend line)
📊 How Does 04917 Compare?
| Metric | 04917 | Belgrade | Augusta-Waterville, ME | Maine |
|---|---|---|---|---|
| Home Value | $418,833 | $418,833 | N/A | $401,109 |
| 5-Year CAGR | 5.2% | 5.2% | N/A | 8.6% |
| Avg Rent | $1,098 | $1,098 | N/A | - |
| Cap Rate | 2.0% | 2.0% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 04917 (Belgrade, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $418,833 |
| Monthly Rent | $1,098 |
| Price-to-Rent | 31.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 3.2% |
| Cap Rate | 2.0% |
| 5-Year IRR | 7.2% |
📈 Home Appreciation
| 1-Year | +1.4% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.2% ▲ |
| 10-Year CAGR | +7.3% ▲ |
🏠 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 (2.0%). 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 04917
Population: 3,298
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 04917
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 2,774 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How does Belgrade, ME rate as a rental market?
Belgrade, ME rates 3.0/5 for investability. With median values at $419K and rents near $1,098/mo, the market offers reasonable fundamentals for rental investors.
Are homes affordable in Belgrade, ME?
Belgrade, ME median home values land near $419K. That is reasonable territory for investors looking at $1,098/mo-per-month rentals.
How much do tenants pay in Belgrade, ME?
Rent in Belgrade, ME is around $1,098/mo. The resulting rent-to-value relationship with $419K pricing is reasonable for most investor models.
Should investors worry about vacancy in Belgrade, ME?
Vacancy in Belgrade, ME is elevated, which keeps landlord downtime on reasonable timelines. Most properties lease within the standard window at $1,098/mo.
What is it like being a landlord in Belgrade, ME?
ME ranks as a landlord-friendly state for landlord-tenant law. Belgrade generally follows the statewide framework, so landlords face reasonable operating rules.
You know 04917 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04917 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 04917 ranks in Augusta-Waterville, ME
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