61 Hewett Rd · Somerville, ME 04348

$45,000

2 bd · 1.0 ba · 1,368 sqft · Manufactured public records · 24 Days on market

Built 1976 1.21 ac lot

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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 +7.3/10.0
• Appreciation +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Older double wide located on a quiet dead-end road, sitting on 1.2 acres of land. Peaceful setting with plenty of space and privacy. The home needs work and is being sold as-is, making it a great opportunity for someone looking for a fixer-upper, rental potential, or a place to customize to their own taste. Property offers room to spread out, garden, or just enjoy the quiet country feel. Ideal for investors, handypersons, or buyers not afraid of a little sweat equity.

Key facts

• Garden
• 1.2 acres of land
• 1.21 acre lot

Tags

• 1.2 ACRES OF LAND
• GARDEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 40 active listings in the ZIP; 158 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $841 of equity ($311 loan paydown + $530 appreciation (1.2% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $44,325 (1.5% below list)

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. 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: 2.89% ✓
• Cap rate: 23.96%
• Cash-on-cash: 63.11%
• DSCR: 3.81
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.2%
• Equity multiple: 4.45×
• Total profit: $43,494
• Equity at exit: $15,781

10-year hold

• IRR: 67.2%
• Equity multiple: 9.05×
• Total profit: $101,372
• Equity at exit: $21,299

Cash invested: $12,600 (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 04348

• Home prices YoY: 0.5%
• Active inventory: 40
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $663

Break-even live

Break-even rent $461

Max offer price $45,000

Occupancy floor 44%

Sensitivity live

Price	-10% $688	-5% $675	+0% $663	+5% $650	+10% $637
Rent	-10% $560	-5% $611	+0% $663	+5% $714	+10% $765
Rate	-1.0pp $685	-0.5pp $674	base $663	+0.5pp $651	+1.0pp $639

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-22
   status Pending
2. 2026-01-29
   listed $45,000 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: $1,311 · $109/mo
• Projected year-2 tax: $1,311 · $109/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: $15,595
• − Mortgage interest: −$2,521
• − Property taxes: −$1,311
• − Insurance: −$225
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$1,309
• Taxable income: $7,734
• Est. tax owed @ 24.0%: −$1,856
• After-tax cash flow: $6,096/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Somerville

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

Census & demographics

• Population (ZIP): 3,497

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 33,059 people
• By 2030: 32,050 · -3.1%
• By 2040: 29,490 · -10.8%
• By 2050: 27,201 · -17.7%
• By 2075: 24,598 · -25.6%
• By 2100: 21,989 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Slovak 11% Lithuanian 9% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: D (+11.2) · D 54.6% · R 43.4% · Other 2.0%
• 2008→2024 swing: -0.8pp no change · 2008: 12.0pp · 2024: 11.2pp
• All cycles: 2024: D+11.2 2020: D+10.3 2016: D+2.4 2012: D+11.7 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.18%
• Current HPI: 262.1476
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-02-22 Pending — MREIS
• 2026-01-29 Listed $45,000 MREIS

Property tax history

+2.9%/yr

Latest (2025): $1,311 · +16.2% YoY. Source: county tax records.