97 Lake St · New Vineyard, ME 04956

$205,000

3 bd · 1.0 ba · 1,256 sqft · MultiFamily · 129 Days on market

Built 1980 2.00 ac lot

---

Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +6.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

Key facts

• Outdoor recreation
• Large front yard
• 2 acres of land

Tags

• 2 ACRES OF LAND
• ON-DEMAND GENERATOR
• LARGE FRONT YARD
• OUTDOOR RECREATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (5.2% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 11 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $34k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $205k implies a 173% gain — meaningful room to come down on a strong offer.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.73×
• Total profit: $42,160
• Equity at exit: $92,177

10-year hold

• IRR: 14.8%
• Equity multiple: 3.19×
• Total profit: $125,454
• Equity at exit: $142,056

Cash invested: $57,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 04956

• Active inventory: 11
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $1,943 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $275

Break-even live

Break-even rent $1,595

Max offer price $205,000

Occupancy floor 81%

Sensitivity live

Price	-10% $391	-5% $333	+0% $275	+5% $217	+10% $159
Rent	-10% $122	-5% $199	+0% $275	+5% $352	+10% $429
Rate	-1.0pp $378	-0.5pp $327	base $275	+0.5pp $222	+1.0pp $168

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,942
Total (2 units)			$1,943

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

2. 2026-05-14
   status Active 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

3. 2026-05-14
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

4. 2026-05-05
   status Active 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

5. 2026-04-04
   status Pending 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

6. 2026-03-23
   price $205,000 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

7. 2026-02-27
   price $210,000 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

8. 2025-12-27
   price $225,000 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

9. 2025-12-16
   price $229,000 878-char remark

   Show marketing remark (878 chars)

   Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

10. 2025-12-06
    listed $239,000 Active 878-char remark

    Show marketing remark (878 chars)

    Back on the market at no fault of the sellers or property! Welcome to 97 Lake Street - a 3 bedroom, 1 bathroom home with a bonus room and 2 acres of land, just minutes to the public beach on Porter Lake! Whether you are looking to buy your first home or seek a vacation getaway with rental potential, this well-kept ranch checks the boxes! Surrounded by beautiful pine trees and seasonal glimpses of the mountains, this home offers privacy and convenience. Perfectly situated near Farmington and Kingfield, and an easy drive to hit the slopes at Saddleback and Sugarlaof! Never lose power with the on-demand generator, plus a large front yard for entertaining, gardening and more. Surround yourself with all the outdoor recreation that Maine has to offer with endless hiking, boating, fishing, ATVing, snowmobiling, hunting and so much more. Schedule a private showing today!

11. 2011-04-01
    soldstatus $75,000 94-char remark

    Show marketing remark (94 chars)

    2 bedroom Ranch, handicap accesible entry ramp, roll in shower and lift tub and a new furnace.

12. 2011-02-10
    listed $100,000 94-char remark

    Show marketing remark (94 chars)

    2 bedroom Ranch, handicap accesible entry ramp, roll in shower and lift tub and a new furnace.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $1,191 · $99/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: +$798/yr (+$67/mo · 67.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,316
• − Mortgage interest: −$11,483
• − Property taxes: −$1,191
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,865
• − Management: −$1,865
• − Depreciation: −$5,964
• Taxable loss: −$77
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,322/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: RSU 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — New Vineyard

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 569

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+105.0% since first listed

12 events — show timeline

• 2026-05-15 Pending — MREIS
• 2026-05-14 Relisted — MREIS
• 2026-05-14 Pending — MREIS
• 2026-05-05 Relisted — MREIS
• 2026-04-04 Pending — MREIS
• 2026-03-23 Price Changed $205,000 MREIS
• 2026-02-27 Price Changed $210,000 MREIS
• 2025-12-27 Price Changed $225,000 MREIS
• 2025-12-16 Price Changed $229,000 MREIS
• 2025-12-06 Listed $239,000 MREIS
• 2011-04-01 Sold (MLS) $75,000 MREIS
• 2011-02-10 Listed $100,000 MREIS

Property tax history

+14.1%/yr

Latest (2024): $1,191 · -2.1% YoY. Source: county tax records.