29 Oak St · Bucksport, ME 04416

$119,000

3 bd · 2.0 ba · 1,476 sqft · SingleFamily · 143 Days on market

Built 1890 Fair condition 10,018 sqft lot $81/sqft · 58% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 29 Oak Street. Great intown location that is minutes from everything. This home has lots of space and a good-sized yard. The home does need some work inside and out. This is an opportunity to build some equity. Tenant occupied. Being sold ''as-is'' Will likely not qualify for FHA / VA or other government financing types.

Key facts

• 0.23 acre lot
• Parking
• Built 1890

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$281,658) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $698 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.9% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 79 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at -14% 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 $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $281,658
• List price: $119,000
• Delta: -57.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Pond St	0.12mi	3/1.0	1,500 (+2%)	6mo	$307,000	$205	83
15 Franklin St	0.09mi	3/2.0	1,572 (+6%)	19mo	$370,000	$235	69
32 Forest Hl	0.34mi	3/2.0	1,544 (+5%)	14mo	$385,000	$249	65
39 Pine St	0.15mi	3/1.0	1,362 (-8%)	15mo	$205,000	$151	63
29 Pine St	0.13mi	4/2.0 (+1)	1,641 (+11%)	24mo	$239,900	$146	50
11 Maple St	0.57mi	3/1.0	1,600 (+8%)	7mo	$273,351	$171	50
141 Central St	0.50mi	3/1.0	1,624 (+10%)	24mo	$325,000	$200	36
73 Forest Hl	0.53mi	4/2.0 (+1)	1,664 (+13%)	16mo	$327,500	$197	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.76×
• Total profit: $25,193
• Equity at exit: $17,743

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $79,289
• Equity at exit: $10,289

Cash invested: $33,320 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 79
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $698

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 59%

Sensitivity live

Price	-10% $780	-5% $739	+0% $698	+5% $657	+10% $616
Rent	-10% $546	-5% $622	+0% $698	+5% $774	+10% $850
Rate	-1.0pp $758	-0.5pp $728	base $698	+0.5pp $667	+1.0pp $636

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $119,000 Active 143 DOM
2. 2026-06-18
   days on market $119,000 Active 141 DOM
3. 2026-06-17
   days on market $119,000 Active 140 DOM
4. 2026-06-16
   days on market $119,000 Active 139 DOM
5. 2026-06-15
   days on market $119,000 Active 138 DOM
6. 2026-06-13
   days on market $119,000 Active 136 DOM
7. 2026-06-12
   days on market $119,000 Active 135 DOM
8. 2026-06-09
   days on market $119,000 Active 132 DOM
9. 2026-06-08
   days on market $119,000 Active 131 DOM
10. 2026-06-07
    days on market $119,000 Active 130 DOM
11. 2026-06-07
    days on market $119,000 Active 129 DOM
12. 2026-06-04
    days on market $119,000 Active 126 DOM
13. 2026-06-02
    days on market $119,000 Active 125 DOM
14. 2026-06-01
    days on market $119,000 Active 124 DOM
15. 2026-05-31
    days on market $119,000 Active 123 DOM
16. 2026-05-31
    days on market $119,000 Active 122 DOM
17. 2026-01-28
    listed $149,000 Active 334-char remark

    Show marketing remark (334 chars)

    Welcome to 29 Oak Street. Great intown location that is minutes from everything. This home has lots of space and a good-sized yard. The home does need some work inside and out. This is an opportunity to build some equity. Tenant occupied. Being sold ''as-is'' Will likely not qualify for FHA / VA or other government financing types.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,092
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − Depreciation: −$3,462
• Taxable income: $6,890
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,721/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to the kitchen and bathrooms, as well as some landscaping improvements. The property has a good-sized yard and is in a desirable location, making it an opportunity to build equity.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Minor landscaping — overgrown areas

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would improve both resale and rental value
• Both bathroom renovation — modernizing the bathrooms would improve both resale and rental value
• Both landscaping — improving the landscaping would enhance curb appeal and potentially increase property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
landscaping · overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would improve both resale and rental value ↑
• Both bathroom renovation — modernizing the bathrooms would improve both resale and rental value ↑
• Both landscaping — improving the landscaping would enhance curb appeal and potentially increase property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: RSU 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucksport, ME
• Population (ZIP): 5,503

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-28 Listed $149,000 MREIS