Real Estate Investing in Oakland, Maine (04963)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 04963 (Oakland, ME)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 26.0% 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 Oakland, ME (04963)?
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Market Analysis: 04963 Oakland
Not every below-median market is a bargain. Oakland's 04963 ZIP stands at signals that favor experienced operators who can absorb the risk $350K pricing implies.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 04963 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Meanwhile, 04963 offers a low basis, the region around Oakland has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Employment concentration in 04963 leans toward sectors with higher volatility. The demographic consequence is income fluctuation that investors need to factor into their pro forma.
tilts toward 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 Oakland:
Property Strategy for 04963
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $299,524 | $1,420 | 3.4% | +12.2% | $149,762 |
| 3BR | $332,615 | $1,820 | 3.9% | +10.7% | $110,872 |
| 4BR | $397,084 | $2,160 | 3.9% | +10.4% | $99,271 |
| 5BR | $447,578 | — | — | — | $89,516 |
Market Trends
Home Value History (with trend line)
📊 How Does 04963 Compare?
| Metric | 04963 | Oakland | Augusta-Waterville, ME | Maine |
|---|---|---|---|---|
| Home Value | $350,045 | $350,045 | N/A | $401,109 |
| 5-Year CAGR | 7.5% | 7.5% | N/A | 8.6% |
| Avg Rent | $1,278 | $1,278 | N/A | - |
| Cap Rate | 2.9% | 2.9% | - | - |
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 04963 (Oakland, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $350,045 |
| Monthly Rent | $1,278 |
| Price-to-Rent | 22.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.4% |
| Cap Rate | 2.9% |
| 5-Year IRR | 10.3% |
📈 Home Appreciation
| 1-Year | +5.3% ▲ |
| 3-Year CAGR | +5.2% ▲ |
| 5-Year CAGR | +7.5% ▲ |
| 10-Year CAGR | +8.9% ▲ |
🏠 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 (2.9%). 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 04963
Population: 7,375
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 04963
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 747 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How much do tenants pay in Oakland, ME?
Investors in Oakland, ME typically see rents near $1,278/mo per month against $350K home values - a solid setup for rental cash flow.
Are tenants stable in Oakland, ME?
The tenant pool in Oakland, ME is solid, supported by local employment and population fundamentals. Rents of $1,278/mo are well-absorbed by the market.
How does Oakland, ME rate as a rental market?
Investors tracking Oakland, ME will find a 3.0/5 rating supported by $350K median home values and $1,278/mo rents. That profile suits long-term holders targeting predictable returns.
What approach is best for Oakland, ME real estate?
Oakland, ME investors pursuing careful cash-flow rentals with hands-on management. The underlying economics ($350K prices, $1,278/mo rents) make it a reasonable choice.
Is Oakland, ME suited for a house hack?
House hacking works a challenging in Oakland, ME. Rents of $1,278/mo against $350K acquisition make the strategy solid for owner-occupants.
You know 04963 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 04963 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 04963 ranks in Augusta-Waterville, ME
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