498 Old County Rd · Eastport, ME 04666

$75,000

4 bd · 1.5 ba · 1,400 sqft · SingleFamily public records · 1 Days on market

Built 1976 30 ac lot

---

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
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home has a dug well, septic and a basement. On the first floor there is a mudroom, living room, bathroom and 4 bedrooms Dream big with your own little slice of Maine. Nearby are lakes, rivers, and Cobscook Bay with many fresh and salt water public boat launches to choose from just a few miles from your new home. The property is being sold in 'as is' condition. Seller is not responsible for any clean up on or around the property.

Key facts

• Bathroom
• Septic
• Basement

Tags

• DUG WELL
• SEPTIC
• BASEMENT
• MUDROOM
• LIVING ROOM
• BATHROOM

Property features AI

Finance

• Other: Zoned residential; Property located on approximately 30 acres

Exterior

• Parking: Detached or on-site garage with 2 car capacity; Additional gravel parking for 5–10 vehicles
• Utilities: Private water; Private sewer; Electric with circuit breakers
• Home design: Single family residence; Modular structure; Built in 1976
• Construction: Wood frame construction with wood siding; Shingle roof; Approximately 1,400 square feet (above grade)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Four bedrooms (all on the first floor)
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Has heating
• Interior features: Seven total rooms; Unfurnished; Full basement with bulkhead access; One fireplace
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $705 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 70/100 on livability (#69 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: health & safety C-, schools D-, amenities F.
• Pembroke Public Schools (rural): math 95% / reading 95% proficiency, ranked #18 of 112 in ME (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $519 of loan paydown is wiped out by about $977 of value loss. Plan a longer hold.
• Washington County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.23% ✓
• Cap rate: 17.57%
• Cash-on-cash: 40.27%
• DSCR: 2.79
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $294,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
479 Old County Rd	0.39mi	3/1.0 (-1)	1,450 (+4%)	21mo	$305,000	$210	52
93 Garnet Head Rd	0.74mi	3/2.0 (-1)	1,396 (-0%)	12mo	$110,000	$79	48

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

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.4%
• Equity multiple: 2.82×
• Total profit: $38,305
• Equity at exit: $17,018

10-year hold

• IRR: 43.9%
• Equity multiple: 5.60×
• Total profit: $96,579
• Equity at exit: $16,960

Cash invested: $21,000 (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 04666

• Home prices YoY: -0.8%
• Active inventory: 18
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $705

Break-even live

Break-even rent $784

Max offer price $75,000

Occupancy floor 53%

Sensitivity live

Price	-10% $747	-5% $726	+0% $705	+5% $684	+10% $662
Rent	-10% $572	-5% $639	+0% $705	+5% $771	+10% $837
Rate	-1.0pp $743	-0.5pp $724	base $705	+0.5pp $685	+1.0pp $666

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-22
   listed $75,000 Active

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $2,336 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,111
• − Mortgage interest: −$4,201
• − Property taxes: −$2,336
• − Insurance: −$375
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,182
• Taxable income: $7,799
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $6,585/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: Pembroke Public Schools
• NCES district ID: 2309560
• Math proficiency: 95% ▲ 55.00%
• Reading proficiency: 95% ▲ 35.00%
• Median HH income: $34,164
• Composite: 78.59/100
• National rank: #75
• State rank: #18 of 112 in ME

Livability — Eastport

• Score: 70/100
• State rank: #69
• US rank: #7467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,230
• Population (ZIP): 1,253

Population outlook (Washington County) Hauer SSP2

• Today (2025): 28,818 people
• By 2030: 27,147 · -5.8%
• By 2040: 23,809 · -17.4%
• By 2050: 21,035 · -27.0%
• By 2075: 16,793 · -41.7%
• By 2100: 14,395 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Native American 2%
• Common ancestry: Lithuanian 8% Slovak 5% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.5) · D 37.5% · R 61.0% · Other 1.6%
• 2008→2024 swing: -24.5pp toward R · 2008: 1.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+19.8 2016: R+16.2 2012: D+1.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 170.1721
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $75,000 MREIS

Property tax history

+3.4%/yr

Latest (2025): $2,336 · +21.8% YoY. Source: county tax records.