Real Estate Investing in St George, Maine (04860)
Should you buy in 04860 (St George, 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: 46.4% of homes vacant — above national norms.
- Elevated poverty: 23.8% poverty rate — can affect rent collection.
What’s happening in St George, ME (04860)?
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Market Analysis: 04860 St George
Turning to rents, ZIP 04860 has challenges — vacancy pressure, softer price growth, and tenant stability concerns sit alongside the $522K median. It rewards specialists, not generalists.
Rent of $1,944/mo on a $522K basis reads well until vacancy, delinquency, and capex enter the model. The honest cap rate in 04860 sits below the stated 0.0% once reality is priced in.
In the broader ME picture, 04860 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
Who lives in 04860 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
Strategy in 04860 is an operator game, not a passive one. From an investor standpoint, entry prices of $522K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in St George:
Property Strategy for 04860
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $489,532 | $2,160 | 3.2% | +8.6% | $244,766 |
| 3BR | $594,601 | $2,730 | 3.3% | +8.5% | $198,200 |
| 4BR | $623,144 | $2,950 | 3.4% | +8.4% | $155,786 |
Market Trends
Home Value History (with trend line)
📊 How Does 04860 Compare?
| Metric | 04860 | St George | Maine |
|---|---|---|---|
| Home Value | $521,966 | $521,966 | $401,109 |
| 5-Year CAGR | 5.4% | 5.4% | 8.6% |
| Avg Rent | $1,944 | $1,944 | - |
| Cap Rate | 2.9% | 2.9% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 04860 (St George, ME). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $521,966 |
| Monthly Rent | $1,944 |
| Price-to-Rent | 22.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.5% |
| Cap Rate | 2.9% |
| 5-Year IRR | 8.3% |
📈 Home Appreciation
| 1-Year | -0.7% ▼ |
| 3-Year CAGR | +0.9% ▲ |
| 5-Year CAGR | +5.4% ▲ |
| 10-Year CAGR | +6.7% ▲ |
🏠 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 (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 04860
Population: 1,506
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 04860
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.
Frequently Asked Questions
Is St George, ME a good place for real estate investing?
With a 3.0/5 investability score, St George, ME ranks as a solid market for rental property investors. Median prices of $522K and rents of $1,944/mo drive the underlying numbers.
What kind of vacancy should I budget for in St George, ME?
Rental vacancy in St George, ME is elevated. Investors should budget normal turnover but not chronic empty units.
How strict are landlord regulations in St George, ME?
St George, ME falls under ME landlord-tenant law, which is landlord-friendly. That backdrop makes day-to-day property management reasonable.
Is St George, ME a good market for FHA house hackers?
House hacking in St George, ME is a challenging. With home values around $522K and rents at $1,944/mo, owner-occupants can offset a meaningful share of PITI.
What is the typical rental rate in St George, ME?
Rent in St George, ME is around $1,944/mo. The resulting rent-to-value relationship with $522K pricing is reasonable for most investor models.
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