29 Blue Rock Rd · Greene, ME 04259

$225,000

3 bd · 2.0 ba · 1,236 sqft · Manufactured public records · 2 Days on market

Built 1989 1.26 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Cash flow +7.0/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.2/10.0

Listing remarks MLS

This home has 3 bedrooms, 2 bathrooms, and 1,236 sq ft. It sits on a private 1.3-acre lot which features a full foundation, walkout basement and a spacious deck and yard. It is nestled in the quiet town of Monmouth just a mile away from the famous Theater at Monmouth as well as a beautiful golf course. Monmouth is centrally located between Lewiston and Augusta, each just 20 minutes away.

Key facts

• Spacious back deck
• Generous yard
• Easy commute

Tags

• ONE-STORY LIVING
• SPACIOUS BACK DECK
• GENEROUS YARD
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-325 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (37.9% below list).
• Recommended offer: $140k (37.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 02 (rural): math 83% / reading 87% proficiency, ranked #52 of 112 in ME (top 46%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Richmond Middle School (math 77% / reading 82%, grade A+, #63 of 85 statewide, top 77%, 107 students, 36% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $129k; list at $225k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $139,802 (37.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.62% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.20%
• DSCR: 0.72
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $85,284
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Blue Rock Rd	0.00mi	3/2.0	1,236 (0%)	1mo	$225,000	$182	99
15 Blue Rock Rd #24	0.11mi	3/2.0	1,216 (-2%)	8mo	$80,000	$66	86
15 Blue Rock Rd #38	0.11mi	3/1.5	1,252 (+1%)	16mo	$69,900	$56	77
15 Blue Rock Rd #34	0.07mi	3/2.0	1,080 (-13%)	7mo	$75,000	$69	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.62×
• Total profit: $101,755
• Equity at exit: $202,698

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $315,842
• Equity at exit: $437,126

Cash invested: $63,000 (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 04259

• Home prices YoY: 5.7%
• Active inventory: 19
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$156 /mo · $1,875/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-325

Break-even live

Break-even rent $1,810

Max offer price $167,501

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-262	+0% $-325	+5% $-389	+10% $-453
Rent	-10% $-436	-5% $-381	+0% $-325	+5% $-270	+10% $-215
Rate	-1.0pp $-212	-0.5pp $-268	base $-325	+0.5pp $-384	+1.0pp $-443

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-22
   status Pending
2. 2026-04-20
   listed $225,000 Active
3. 2019-08-12
   soldstatus $129,000 Closed 390-char remark

   Show marketing remark (390 chars)

   This home has 3 bedrooms, 2 bathrooms, and 1,236 sq ft. It sits on a private 1.3-acre lot which features a full foundation, walkout basement and a spacious deck and yard. It is nestled in the quiet town of Monmouth just a mile away from the famous Theater at Monmouth as well as a beautiful golf course. Monmouth is centrally located between Lewiston and Augusta, each just 20 minutes away.

4. 2019-07-22
   status Pending 390-char remark

   Show marketing remark (390 chars)

   This home has 3 bedrooms, 2 bathrooms, and 1,236 sq ft. It sits on a private 1.3-acre lot which features a full foundation, walkout basement and a spacious deck and yard. It is nestled in the quiet town of Monmouth just a mile away from the famous Theater at Monmouth as well as a beautiful golf course. Monmouth is centrally located between Lewiston and Augusta, each just 20 minutes away.

5. 2019-06-11
   listed $129,000 Active 390-char remark

   Show marketing remark (390 chars)

   This home has 3 bedrooms, 2 bathrooms, and 1,236 sq ft. It sits on a private 1.3-acre lot which features a full foundation, walkout basement and a spacious deck and yard. It is nestled in the quiet town of Monmouth just a mile away from the famous Theater at Monmouth as well as a beautiful golf course. Monmouth is centrally located between Lewiston and Augusta, each just 20 minutes away.

6. 2017-09-09
   historical
7. 2017-07-25
   price $109,000
8. 2017-04-13
   listed $129,000 Active
9. 2012-05-24
   listed $89,900
10. 2012-01-05
    listed $89,900
11. 2010-06-10
    listed $112,000
12. 2009-12-02
    listed $134,900
13. 1992-03-30
    soldstatus $69,373

ⓘ 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: $1,875 · $156/mo
• Projected year-2 tax: $2,468 · $206/mo
• Expected delta: +$592/yr (+$49/mo · 31.6%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,776
• − Mortgage interest: −$12,603
• − Property taxes: −$1,875
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$6,545
• Taxable loss: −$8,057
• Est. tax savings @ 24.0%: +$1,934
• After-tax cash flow: $-1,972/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 02
• NCES district ID: 2314776
• Math proficiency: 83% ▲ 56.00%
• Reading proficiency: 87% ▲ 34.00%
• Median HH income: $52,565
• Composite: 72.04/100
• National rank: #208
• State rank: #52 of 112 in ME

Livability — Greene

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

Census & demographics

• City population: 4,390
• Population (ZIP): 3,493

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 23% Iranian 7% Slovak 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.99%
• Current HPI: 408.6401
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+224.3% since first listed

13 events — show timeline

• 2026-04-22 Pending — MREIS
• 2026-04-20 Listed $225,000 MREIS
• 2019-08-12 Sold (MLS) $129,000 MREIS
• 2019-07-22 Pending — MREIS
• 2019-06-11 Listed $129,000 MREIS
• 2017-09-09 Delisted — MREIS
• 2017-07-25 Price Changed $109,000 MREIS
• 2017-04-13 Listed $129,000 MREIS
• 2012-05-24 Listed $89,900 MREIS
• 2012-01-05 Listed $89,900 MREIS
• 2010-06-10 Listed $112,000 MREIS
• 2009-12-02 Listed $134,900 MREIS
• 1992-03-30 Sold (Public Records) $69,373 Public Records

Property tax history

+3.3%/yr

Latest (2024): $1,875 · +13.0% YoY. Source: county tax records.