19 Glendale Rd · Caribou, ME 04736

$70,000

3 bd · 1.0 ba · 450 sqft · SingleFamily public records · 142 Days on market

Built 1927 7,840 sqft lot $156/sqft · 19% above area

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Why this score? — see what drove the B 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

✨ Charming Caribou Fixer-Upper With Endless Potential! ✨ Tucked away on a quiet, quaint side street yet just minutes from shopping and daily conveniences, this home is the perfect canvas for your imagination and creativity. Inside, you'll find 2 bedrooms — a spacious master suite with private bath — plus a large loft that's ideal for a home office, studio, or bonus living space. The open-concept kitchen, dining, and living area makes entertaining a breeze, while first-floor laundry keeps life simple with true one-level living. Outside, a detached two-car garage offers plenty of storage and workspace. Bring your vision and turn this well-located property into the home you've always dreamed of!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1927

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.6% in Caribou — 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 74/100 on livability (#46 in ME, #4,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, amenities F.
• RSU 39 (town): math 82% / reading 83% proficiency, ranked #79 of 112 in ME (top 70%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 83 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% 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 $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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 D-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 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: 1.35% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $155,029
• List price: $70,000
• Delta: -54.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $5,727
• Equity at exit: $10,437

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $26,998
• Equity at exit: $6,052

Cash invested: $19,600 (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 04736

• Home prices YoY: -18.6%
• Active inventory: 83
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $268

Break-even live

Break-even rent $605

Max offer price $70,000

Occupancy floor 67%

Sensitivity live

Price	-10% $307	-5% $288	+0% $268	+5% $248	+10% $228
Rent	-10% $193	-5% $231	+0% $268	+5% $305	+10% $342
Rate	-1.0pp $303	-0.5pp $286	base $268	+0.5pp $250	+1.0pp $231

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $70,000 Active 142 DOM
2. 2026-06-17
   days on market $70,000 Active 141 DOM
3. 2026-06-16
   days on market $70,000 Active 140 DOM
4. 2026-06-15
   days on market $70,000 Active 139 DOM
5. 2026-06-13
   days on market $70,000 Active 137 DOM
6. 2026-06-12
   days on market $70,000 Active 136 DOM
7. 2026-06-09
   days on market $70,000 Active 133 DOM
8. 2026-06-08
   days on market $70,000 Active 132 DOM
9. 2026-06-07
   days on market $70,000 Active 131 DOM
10. 2026-06-07
    days on market $70,000 Active 130 DOM
11. 2026-06-04
    days on market $70,000 Active 127 DOM
12. 2026-06-02
    days on market $70,000 Active 126 DOM
13. 2026-06-01
    days on market $70,000 Active 125 DOM
14. 2026-05-31
    days on market $70,000 Active 124 DOM
15. 2026-05-31
    days on market $70,000 Active 123 DOM
16. 2026-01-28
    listed $70,000 Active 713-char remark

    Show marketing remark (713 chars)

    ✨ Charming Caribou Fixer-Upper With Endless Potential! ✨ Tucked away on a quiet, quaint side street yet just minutes from shopping and daily conveniences, this home is the perfect canvas for your imagination and creativity. Inside, you'll find 2 bedrooms — a spacious master suite with private bath — plus a large loft that's ideal for a home office, studio, or bonus living space. The open-concept kitchen, dining, and living area makes entertaining a breeze, while first-floor laundry keeps life simple with true one-level living. Outside, a detached two-car garage offers plenty of storage and workspace. Bring your vision and turn this well-located property into the home you've always dreamed of!

17. 2026-01-15
    price $27,400
18. 2025-12-31
    price $29,900
19. 2025-12-09
    price $32,000
20. 2025-12-01
    price $39,900
21. 2023-09-13
    soldstatus $50,000 Closed
22. 2023-08-18
    historical Active Under Contract
23. 2023-08-17
    price $50,000
24. 2023-08-07
    listed $65,000 Active
25. 2020-05-22
    soldstatus $7,000 Closed
26. 2020-05-06
    status Pending
27. 2020-03-05
    price $12,900
28. 2019-12-05
    price $14,900
29. 2019-10-30
    listed $24,900 Active
30. 2019-06-14
    price $29,000
31. 2019-05-14
    price $32,000

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $980 · $82/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: $11,328
• − Mortgage interest: −$3,921
• − Property taxes: −$980
• − Insurance: −$350
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,036
• Taxable income: $2,228
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,679/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 39
• NCES district ID: 2314794
• Math proficiency: 82% ▲ 55.00%
• Reading proficiency: 83% ▲ 39.00%
• Median HH income: $38,159
• Composite: 68.6/100
• National rank: #341
• State rank: #79 of 112 in ME

Livability — Caribou

• Score: 74/100
• State rank: #46
• US rank: #4849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caribou, ME
• City population: 9,107
• Population (ZIP): 9,107

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+118.8% since first listed

16 events — show timeline

• 2026-01-28 Listed $70,000 MREIS
• 2026-01-15 Price Changed $27,400 MREIS
• 2025-12-31 Price Changed $29,900 MREIS
• 2025-12-09 Price Changed $32,000 MREIS
• 2025-12-01 Price Changed $39,900 MREIS
• 2023-09-13 Sold (MLS) $50,000 MREIS
• 2023-08-18 Contingent — MREIS
• 2023-08-17 Price Changed $50,000 MREIS
• 2023-08-07 Listed $65,000 MREIS
• 2020-05-22 Sold (MLS) $7,000 MREIS
• 2020-05-06 Pending — MREIS
• 2020-03-05 Price Changed $12,900 MREIS
• 2019-12-05 Price Changed $14,900 MREIS
• 2019-10-30 Listed $24,900 MREIS
• 2019-06-14 Price Changed $29,000 MREIS
• 2019-05-14 Price Changed $32,000 MREIS

Property tax history

-2.8%/yr

Latest (2024): $980 · -39.2% YoY. Source: county tax records.