Real Estate Investing in Eddington, Maine (04428)
Should you buy in 04428 (Eddington, 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: 16.9% of homes vacant — above national norms.
What’s happening in Eddington, ME (04428)?
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Market Analysis: 04428 Eddington
ZIP 04428 inside Penobscot County looks affordable on the surface — median value of $280K — but the discount exists for reasons that a careful buyer should understand before committing.
The investment case in 04428 is resilient only for operators who understand what they are buying. A $280K median suggests accessibility, but management intensity, vacancy drift, and capex surprises are real.
Regionally, 04428 sits on the difficult end of the ME spectrum. The a solid fit for read — for disciplined operators — is that pricing reflects the difficulty.
A durable renter share of 17% in 04428 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Experienced landlords with local relationships tend to find 04428 workable. Turnkey investors from out of state usually find the numbers do not hold up in practice.
Here's what matters if you're considering buying a home in Eddington:
Property Strategy for 04428
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $232,577 | $1,720 | 5.3% | +10.6% | $116,288 |
| 3BR | $303,249 | $2,220 | 5.3% | +9.0% | $101,083 |
Market Trends
Home Value History (with trend line)
📊 How Does 04428 Compare?
| Metric | 04428 | Eddington | Bangor, ME | Maine |
|---|---|---|---|---|
| Home Value | $280,101 | $280,101 | N/A | $401,109 |
| 5-Year CAGR | 6.6% | 6.6% | N/A | 8.6% |
| Avg Rent | $1,548 | $1,548 | N/A | - |
| Cap Rate | 4.3% | 4.3% | - | - |
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 04428 (Eddington, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $280,101 |
| Monthly Rent | $1,548 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +2.8% ▲ |
| 3-Year CAGR | +3.9% ▲ |
| 5-Year CAGR | +6.6% ▲ |
| 10-Year CAGR | +6.8% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (4.3%). 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 04428
Population: 3,374
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 04428
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 1,240 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
Where do home prices stand in Eddington, ME?
Eddington, ME home values average about $280K. That price point suits investors targeting rentals with $1,548/mo in monthly income.
Are tenants stable in Eddington, ME?
Eddington, ME draws a reliable base of working renters. Demand at the $1,548/mo rent level is reasonable for standard single-family and small multi rentals.
Does Eddington, ME make sense for an investment property?
With a 3.0/5 investability score, Eddington, ME ranks as a solid market for rental property investors. Median prices of $280K and rents of $1,548/mo drive the underlying numbers.
How strict are landlord regulations in Eddington, ME?
Eddington, ME operates under ME law, which is landlord-friendly overall for landlords. Expect reliable treatment in typical lease and eviction cases.
Is vacancy a concern in Eddington, ME?
Expect elevated vacancy in Eddington, ME. Rents at $1,548/mo are absorbed by the tenant base without meaningful lag.
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