Real Estate Investing in Monson, Maine (04464)
Should you buy in 04464 (Monson, 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: 59.1% of homes vacant — above national norms.
What’s happening in Monson, ME (04464)?
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Market Analysis: 04464 Monson
This part of Piscataquis County is not an easy win. The 04464 ZIP comes in at softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed markets are won on execution, not on spreadsheets. ZIP 04464 reflects the profile where tenant screening, deferred maintenance, and local relationships determine the outcome.
Meanwhile, 04464 offers a low basis, the region around Monson has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 04464 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
The right play in 04464 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 Monson:
Market Trends
Home Value History (with trend line)
📊 How Does 04464 Compare?
| Metric | 04464 | Monson | Maine |
|---|---|---|---|
| Home Value | $219,165 | $219,165 | $401,109 |
| 5-Year CAGR | 8.0% | 8.0% | 8.6% |
| Avg Rent | $1,026 | $1,026 | - |
| Cap Rate | 3.7% | 3.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 04464 (Monson, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $219,165 |
| Monthly Rent | $1,026 |
| Price-to-Rent | 17.8:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.6% |
| Cap Rate | 3.7% |
| 5-Year IRR | 11.7% |
📈 Home Appreciation
| 1-Year | +7.4% ▲ |
| 3-Year CAGR | +4.7% ▲ |
| 5-Year CAGR | +8.0% ▲ |
| 10-Year CAGR | N/A |
🏠 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 (3.7%). 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 04464
Population: 561
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
Frequently Asked Questions
What monthly rent should investors expect in Monson, ME?
Rental rates in Monson, ME average $1,026/mo. Tenant demand and $219K home values make the yield look reasonable by investor standards.
What is the renter demographic in Monson, ME?
Monson, ME offers a steady renter base at the $1,026/mo rent level. Tenant turnover is reasonable for well-managed properties.
Can owner-occupants cash flow in Monson, ME?
Monson, ME is a a challenging market for house hackers. FHA or conventional owner-occupant buyers find the $219K price point reasonable to enter.
Which investment style suits Monson, ME?
A careful cash-flow rentals with hands-on management strategy Monson, ME best. The market produces even-keeled results for that approach at the $219K price point.
What are home prices like in Monson, ME?
Median home price in Monson, ME is near $219K, with a 5-year CAGR of 0.0%. Prices have been consistent and supportive of buy-and-hold strategies.
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