Clapboard multifamily building in a coastal Maine town

York · Cumberland · Androscoggin

Buy properties that pay you back.

Investment real estate across Southern Maine, analyzed for cash flow — so every deal starts with the numbers.

Featured opportunities

Example deals. These four are illustrative sample numbers used to show how we evaluate a property. They are not current listings and are not available for purchase. Call Anthony at (207) 590-9064 for what is actually on the market today.

Example deal

Multifamily

Portland Fourplex

4 units · West End

Price: $685,000
Gross income: $6,400/mo
Cap rate: 7.8%

Example deal

Short-Term Rental

Old Orchard Beach Cottage

3 bd · 2 ba · Steps to the pier

Price: $420,000
Gross income: $5,100/mo
Cap rate: 9.2%

Example deal

Multifamily

Lewiston Duplex

2 units · Downtown

Price: $395,000
Gross income: $3,600/mo
Cap rate: 7.1%

Example deal

Short-Term Rental

Kennebunkport Bungalow

1 bd · 1 ba · Near the harbor

Price: $310,000
Gross income: $4,200/mo
Cap rate: 8.6%

Southern Maine · Housing & rental demand

Know your market

2020–2024 ACS 5-year · U.S. Census Bureau

Compare coastal communities and city rental markets. These community-wide estimates provide context for an investment—not a property's projected income or return.

York County

Old Orchard Beach

Median home value: $366,600
Median gross rent / mo: $1,246
Renter-occupied homes: 31.8%
Population: 9,244

Old Orchard Beach source data

Cumberland County

Portland

Median home value: $489,600
Median gross rent / mo: $1,577
Renter-occupied homes: 53.1%
Population: 68,854

Portland source data

York County

Wells

Median home value: $485,300
Median gross rent / mo: $1,350
Renter-occupied homes: 9.9%
Population: 11,713

Wells source data

York County

Biddeford

Median home value: $396,600
Median gross rent / mo: $1,292
Renter-occupied homes: 51.9%
Population: 22,498

Biddeford source data

Androscoggin County

Lewiston

Median home value: $235,100
Median gross rent / mo: $986
Renter-occupied homes: 48.8%
Population: 38,324

Lewiston source data

Androscoggin County

Auburn

Median home value: $282,000
Median gross rent / mo: $1,041
Renter-occupied homes: 40.9%
Population: 24,602

Auburn source data

Source: American Community Survey, 2020–2024 ACS 5-year. Five-year estimates are historical baselines with margins of error, not live market quotes. Lewiston and Auburn are shown separately.

Home value is the median value of owner-occupied homes, not the median sale price. Gross rent includes contract rent plus applicable utilities; it is not a short-term rental nightly rate. Renter share is the percentage of occupied homes that are rented.

Short-term rental occupancy, nightly rates and local permit requirements need a separate property-specific review.

Will it cash flow?

Run the numbers on any property — multifamily or short-term rental — and see the cash flow, cap rate and cash-on-cash return before you make an offer.

Purchase price

Down payment %

Interest rate %

Loan term (years)

yrs

Monthly gross rent

Vacancy %

Expenses % of rent

This property cash flows.

Monthly cash flow: $976/mo
Cap rate: 8.3%
Cash-on-cash return: 10.4%
Monthly mortgage (P&I): $2,133/mo

Estimates only — taxes, insurance and maintenance vary by property. Ask Anthony for a full analysis.

Want the full playbook?

Download the free Southern Maine Income Property Guide — how to read cap rates, estimate STR income, and spot a deal that cash flows.

What could a short-term rental earn?

Maine is seasonal. Estimate a vacation rental's year by season — busy summer, shoulder months and the quiet winter — after cleaning and running costs.

Summer (Jun–Aug)

Nightly rate ($)Occupancy (%)

Shoulder (May, Sep–Oct)

Nightly rate ($)Occupancy (%)

Off-season (Nov–Apr)

Nightly rate ($)Occupancy (%)

Cleaning per stay ($)Average stay (nights)Platform fee (%)Management (%)Utilities, supplies, insurance ($/mo)

Summer (Jun–Aug) · 74 nights: $20,350
Shoulder (May, Sep–Oct) · 46 nights: $8,510
Off-season (Nov–Apr) · 45 nights: $5,850
Gross bookings: $34,710
Cleaning (55 stays): −$6,875
Platform fees: −$1,041
Management: −$0
Utilities, supplies, insurance: −$5,400

Estimated yearly income before mortgage & property tax

$21,394

≈ $1,783 per month averaged over the year

Starting numbers are placeholders to edit, not market data. Use real comparable listings for the property's town. Plug the result into the "Will it cash flow?" calculator as gross rent to see cash flow after the mortgage. Guest-paid lodging tax isn't income and isn't included.

Short-term rental rules by town

Before you buy a vacation rental, know whether the town allows it — and what it takes to register.

Portland

Registered · capped

Every short-term rental must be registered with the city each year. Non-owner-occupied units are capped (about 285 after 2024 changes), and new permits for them aren't issued while the city is over the cap.

City of Portland registration

Old Orchard Beach

Town license required

Seasonal and year-round rental units need a business license from the Town Council. The town has debated short-term rental rules and a moratorium — confirm current status before buying.

OOB Business Licensing

Saco

Seasonal rules · expanding

Chapter 173 regulates seasonal rentals in the beach area. In 2026 the city began drafting changes to cover short-term rentals citywide, likely with registration and inspections. Multifamily buildings also register annually.

Saco Chapter 173

Wells

New ordinance proposed

A short-term rental ordinance with use permits and an overlay district went to public hearing in 2026, for the November 2026 town meeting. Rules may change soon.

Wells ordinance changes

Biddeford

Check with city

No dedicated short-term rental permit program found as of this review. Apartment registration and life-safety inspections still apply — call Code Enforcement at (207) 284-9236 to confirm.

Biddeford Code Enforcement

Statewide, rentals of fewer than 30 days generally owe Maine's 9% lodging tax, collected by the host or the booking platform. Maine Revenue Services. Reviewed October 2026. Rules change often — this is a general summary, not legal advice. Confirm with the town before you buy.

Get deal alerts

Tell Anthony what you're shopping for and he'll reach out when a Southern Maine multifamily or short-term rental fits — often before it's widely marketed.

Cash flow first

Every listing shows rent, expenses and cap rate up front.

Multifamily expertise

Duplexes to small apartment buildings — more doors, less risk.

Maine STR know-how

Coastal and city rentals with realistic occupancy estimates.

Let's find your next investment

Tell Anthony what you're looking for — coast, city or college town — and get Southern Maine deals sent your way.

Anthony Jones, Associate Broker

Top Homes Group · Powered by Keller Williams Realty

445 Main Street, Saco, ME 04072

Cell: (207) 590-9064

Contact Anthony