19 Depot St · Mattawamkeag, ME 04459

$85,000

3 bd · 1.0 ba · 0 sqft · SingleFamily public records · 161 Days on market

Built 1880 0.80 ac lot Est $108k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Schools +6.8/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3-bedroom home, with kitchen, dining area and living room, the home is located close to the town office. The home is in need of repairs but could be a nice home. home is priced accordingly.

Key facts

• 0.8 acre lot
• Parking
• Built 1880

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• RSU 67 (rural): math 79% / reading 85% proficiency, ranked #83 of 112 in ME (top 74%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Ella P Burr School (math 74% / reading 84%, grade A, #182 of 294 statewide, top 69%, 307 students, 44% FRL); Mattanawcook Jr High School (math 78% / reading 85%, grade A+, #56 of 85 statewide, top 67%, 325 students, 45% FRL); Mattanawcook Academy (math 84% / reading 84%, grade A, #75 of 108 statewide, top 83%, 308 students, 39% FRL).
• Market conditions: 8 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Penobscot County population projected at -17% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1880 — 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. 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: 1.46% ✓
• Cap rate: 12.47%
• Cash-on-cash: 22.08%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (median comp): $108,238
• List price: $85,000
• Delta: -21.47%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Willow St	0.07mi	3/2.0	2,421	2mo	$247,500	$102	79
262 Main St	0.27mi	4/2.0 (+1)	2,000	1mo	$67,000	$34	65
45 Hathaway Rd	0.34mi	2/1.0 (-1)	941	7mo	$111,000	$118	61
450 N Main St	0.64mi	3/1.5	1,936	0mo	$265,000	$137	55
48 Medway Rd	0.71mi	4/2.0 (+1)	1,440	13mo	$140,000	$97	35

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: 28.3%
• Equity multiple: 2.60×
• Total profit: $38,121
• Equity at exit: $38,220

10-year hold

• IRR: 28.8%
• Equity multiple: 5.06×
• Total profit: $96,624
• Equity at exit: $58,901

Cash invested: $23,800 (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 04459

• Active inventory: 8
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $759/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $438

Break-even live

Break-even rent $689

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $486	-5% $462	+0% $438	+5% $414	+10% $390
Rent	-10% $340	-5% $389	+0% $438	+5% $487	+10% $536
Rate	-1.0pp $481	-0.5pp $460	base $438	+0.5pp $416	+1.0pp $393

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $85,000 Active 161 DOM
2. 2026-06-21
   days on market $85,000 Active 160 DOM
3. 2026-06-21
   days on market $85,000 Active 159 DOM
4. 2026-06-18
   days on market $85,000 Active 157 DOM
5. 2026-06-17
   days on market $85,000 Active 156 DOM
6. 2026-06-16
   days on market $85,000 Active 155 DOM
7. 2026-06-15
   days on market $85,000 Active 154 DOM
8. 2026-06-13
   days on market $85,000 Active 152 DOM
9. 2026-06-12
   days on market $85,000 Active 151 DOM
10. 2026-06-09
    days on market $85,000 Active 148 DOM
11. 2026-06-08
    days on market $85,000 Active 147 DOM
12. 2026-06-07
    days on market $85,000 Active 146 DOM
13. 2026-06-07
    days on market $85,000 Active 145 DOM
14. 2026-06-04
    days on market $85,000 Active 142 DOM
15. 2026-06-02
    days on market $85,000 Active 141 DOM
16. 2026-06-01
    days on market $85,000 Active 140 DOM
17. 2026-05-31
    days on market $85,000 Active 139 DOM
18. 2026-05-31
    days on market $85,000 Active 138 DOM
19. 2026-01-12
    listed $85,000 Active 189-char remark

    Show marketing remark (189 chars)

    3-bedroom home, with kitchen, dining area and living room, the home is located close to the town office. The home is in need of repairs but could be a nice home. home is priced accordingly.

ⓘ 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: $759 · $63/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$198/yr (+$17/mo · 26.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,921
• − Mortgage interest: −$4,761
• − Property taxes: −$759
• − Insurance: −$425
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$2,473
• Taxable income: $4,116
• Est. tax owed @ 24.0%: −$988
• After-tax cash flow: $4,267/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 67
• NCES district ID: 2314777
• Math proficiency: 79% ▲ 50.00%
• Reading proficiency: 85% ▲ 38.00%
• Median HH income: $36,167
• Composite: 67.98/100
• National rank: #357
• State rank: #83 of 112 in ME

Livability — Mattawamkeag

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

Census & demographics

• Census place: Mattawamkeag, ME
• Population (ZIP): 703

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Lithuanian 18% Slovak 6% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-01-12 Listed $85,000 MREIS

Property tax history

-0.7%/yr

Latest (2017): $759 · +0.8% YoY. Source: county tax records.