79 Pittsfield Ave · Hartland, ME 04943

$80,000

4 bd · 1.5 ba · 4,000 sqft · MultiFamily · 64 Days on market

Built 1904 0.40 ac lot $20/sqft · 87% below area

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.1/5.0
• Rent growth +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

If you've been looking for a property with character, space, and real upside, this is it. Built in 1904, this large single-family home sits on 0.40 acres and is ready for someone to bring it back to life. Inside, you'll find generous square footage, high ceilings, and a layout that gives you flexibility--whether you're restoring its original charm or reworking it into something more modern. The home needs work, but the bones and scale are there, making it a strong candidate for a value-add renovation. The property also features a barn and additional space that opens the door for storage, workshop use, or creative projects. This is the kind of setup that appeals to someone who wants more than just a house--you've got room to build something here. Located in Hartland, you're close to town amenities while still getting that rural Maine feel. With continued appreciation in the area, this is a chance to get in at a price point where the upside is real. This is not turnkey--but it is opportunity. Bring your vision and make it yours.

Key facts

• Value-add renovation
• Room to build
• 0.40 acres

Tags

• LARGE SINGLE-FAMILY HOME
• 0.40 ACRES
• VALUE-ADD RENOVATION
• BARN
• ADDITIONAL SPACE
• ROOM TO BUILD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $75k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 5.9% in Hartland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#120 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• RSU 19 (rural): math 73% / reading 81% proficiency, ranked #96 of 112 in ME (top 86%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 27 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($553 loan paydown + $5k appreciation (6.7% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, 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 64 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $80k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.06%
• DSCR: 2.47
• GRM: 4.3

CMA / ARV

• ARV (median comp): $637,124
• List price: $80,000
• Delta: -87.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 3.94×
• Total profit: $65,889
• Equity at exit: $53,940

10-year hold

• IRR: 41.1%
• Equity multiple: 8.25×
• Total profit: $162,390
• Equity at exit: $101,132

Cash invested: $22,400 (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 04943

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $617

Break-even live

Break-even rent $767

Max offer price $80,000

Occupancy floor 55%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-03
   status $80,000 Pending 64 DOM
2. 2026-06-02
   days on market $80,000 Active 64 DOM
3. 2026-06-01
   days on market $80,000 Active 63 DOM
4. 2026-05-31
   days on market $80,000 Active 62 DOM
5. 2026-05-30
   days on market $80,000 Active 61 DOM
6. 2026-04-21
   price $84,900 1042-char remark

   Show marketing remark (1042 chars)

   If you've been looking for a property with character, space, and real upside, this is it. Built in 1904, this large single-family home sits on 0.40 acres and is ready for someone to bring it back to life. Inside, you'll find generous square footage, high ceilings, and a layout that gives you flexibility--whether you're restoring its original charm or reworking it into something more modern. The home needs work, but the bones and scale are there, making it a strong candidate for a value-add renovation. The property also features a barn and additional space that opens the door for storage, workshop use, or creative projects. This is the kind of setup that appeals to someone who wants more than just a house--you've got room to build something here. Located in Hartland, you're close to town amenities while still getting that rural Maine feel. With continued appreciation in the area, this is a chance to get in at a price point where the upside is real. This is not turnkey--but it is opportunity. Bring your vision and make it yours.

7. 2026-04-02
   price $95,000 1042-char remark

   Show marketing remark (1042 chars)

   If you've been looking for a property with character, space, and real upside, this is it. Built in 1904, this large single-family home sits on 0.40 acres and is ready for someone to bring it back to life. Inside, you'll find generous square footage, high ceilings, and a layout that gives you flexibility--whether you're restoring its original charm or reworking it into something more modern. The home needs work, but the bones and scale are there, making it a strong candidate for a value-add renovation. The property also features a barn and additional space that opens the door for storage, workshop use, or creative projects. This is the kind of setup that appeals to someone who wants more than just a house--you've got room to build something here. Located in Hartland, you're close to town amenities while still getting that rural Maine feel. With continued appreciation in the area, this is a chance to get in at a price point where the upside is real. This is not turnkey--but it is opportunity. Bring your vision and make it yours.

8. 2026-03-30
   listed $105,000 Active 1042-char remark

   Show marketing remark (1042 chars)

   If you've been looking for a property with character, space, and real upside, this is it. Built in 1904, this large single-family home sits on 0.40 acres and is ready for someone to bring it back to life. Inside, you'll find generous square footage, high ceilings, and a layout that gives you flexibility--whether you're restoring its original charm or reworking it into something more modern. The home needs work, but the bones and scale are there, making it a strong candidate for a value-add renovation. The property also features a barn and additional space that opens the door for storage, workshop use, or creative projects. This is the kind of setup that appeals to someone who wants more than just a house--you've got room to build something here. Located in Hartland, you're close to town amenities while still getting that rural Maine feel. With continued appreciation in the area, this is a chance to get in at a price point where the upside is real. This is not turnkey--but it is opportunity. Bring your vision and make it yours.

9. 2018-07-05
   soldstatus $28,500 Sold 577-char remark

   Show marketing remark (577 chars)

   4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

10. 2018-06-25
    status Pending 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

11. 2018-06-05
    price $26,900 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

12. 2018-05-03
    status Active 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

13. 2018-04-09
    status Pending 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

14. 2018-04-05
    status Active 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

15. 2018-03-28
    status Pending 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

16. 2018-03-14
    price $29,900 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

17. 2018-01-23
    listed $37,900 Active 577-char remark

    Show marketing remark (577 chars)

    4 bed, 2 bath home located in Hartland, ME. This spacious older home has a lot to offer. This home had lovely timeless details, featuring beautiful hardwood floors, a huge kitchen, and large bedrooms. This will make a fantastic family homeProperty is sold in AS-IS condition and WHERE-IS. Seller does not prorate taxes. Buyer pays all closing costs including, but not limited to any and all transfer taxes, title, legal, and recording fees. Seller has no knowledge of condition. It is the responsibility of the buyer to do all research on specifics pertaining to this property.

18. 2017-12-02
    price $47,900
19. 2017-11-14
    price $51,600
20. 2017-10-27
    price $55,700
21. 2017-10-13
    price $59,500

ⓘ 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: $1,840 · $153/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $18,582
• − Mortgage interest: −$4,481
• − Property taxes: −$1,840
• − Insurance: −$400
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$2,327
• Taxable income: $6,561
• Est. tax owed @ 24.0%: −$1,575
• After-tax cash flow: $5,831/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 19
• NCES district ID: 2314785
• Math proficiency: 73% ▲ 53.00%
• Reading proficiency: 81% ▲ 39.00%
• Median HH income: $41,866
• Composite: 64.37/100
• National rank: #548
• State rank: #96 of 112 in ME

Livability — Hartland

• Score: 61/100
• State rank: #120
• US rank: #18210

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment F Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartland, ME
• Population (ZIP): 1,681

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 8% Portuguese 7% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 230.2114
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+42.7% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $84,900 MREIS
• 2026-04-02 Price Changed $95,000 MREIS
• 2026-03-30 Listed $105,000 MREIS
• 2018-07-05 Sold (MLS) $28,500 MREIS
• 2018-06-25 Pending — MREIS
• 2018-06-05 Price Changed $26,900 MREIS
• 2018-05-03 Relisted — MREIS
• 2018-04-09 Pending — MREIS
• 2018-04-05 Relisted — MREIS
• 2018-03-28 Pending — MREIS
• 2018-03-14 Price Changed $29,900 MREIS
• 2018-01-23 Listed $37,900 MREIS
• 2017-12-02 Price Changed $47,900 MREIS
• 2017-11-14 Price Changed $51,600 MREIS
• 2017-10-27 Price Changed $55,700 MREIS
• 2017-10-13 Price Changed $59,500 MREIS

Property tax history

-0.4%/yr

Latest (2025): $1,840 · +7.2% YoY. Source: county tax records.