113 Woodland Rd · Princeton, ME 04668

$24,900

2 bd · 1.0 ba · 840 sqft · MultiFamily · 15 Days on market

Built 1974 3.00 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

This handsome three acre lot offers a trailer in need of TLC or removal. Property is surrounded by tall hardwood trees with water, septic, and electric on the property.

Key facts

• Tall hardwood trees
• Three acre lot
• 3 acre lot

Tags

• THREE ACRE LOT
• TALL HARDWOOD TREES
• WATER ON THE PROPERTY
• SEPTIC ON THE PROPERTY
• ELECTRIC ON THE PROPERTY

Property features AI

Finance

• Other: Property zoned rural; Approximately 3.0 acres
• Financial info: Annual tax information available

Exterior

• Parking: Gravel parking; 1–4 parking spaces
• Utilities: Private well water; Private sewer / septic tank; Electric service with circuit breakers; Electric water heater
• Home design: Single Family Residence; Single wide mobile body type; Built in 1974
• Construction: Wood frame with vinyl siding; Shingle roof; Built in 1974
• Exterior features: Shed(s); Rural, level lot; Paved road access

Interior

• Kitchen: Eat-in kitchen; Electric range; Gas range
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: First-floor bedrooms; Bathtub; 4 total rooms
• Laundry & utility: Main-level washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Princeton Public Schools (rural): math 25% / reading 35% proficiency, ranked #171 of 185 in ME (top 92%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 67 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $251 of equity ($172 loan paydown + $79 appreciation (0.3% local appreciation)).
• Washington County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.

Risks & watch-outs

• 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 $24,526 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.30% ✓
• Cap rate: 37.91%
• Cash-on-cash: 112.92%
• DSCR: 6.02
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.95×
• Total profit: $41,460
• Equity at exit: $7,629

10-year hold

• IRR: —
• Equity multiple: 14.44×
• Total profit: $93,714
• Equity at exit: $9,495

Cash invested: $6,972 (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 04668

• Home prices YoY: 0.1%
• Active inventory: 14
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $656

Break-even live

Break-even rent $240

Max offer price $24,900

Occupancy floor 34%

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-17
   statusdays on market $24,900 Pending 15 DOM
2. 2026-06-16
   days on market $24,900 Active 14 DOM
3. 2026-06-15
   days on market $24,900 Active 13 DOM
4. 2026-06-13
   days on market $24,900 Active 11 DOM
5. 2026-06-12
   days on market $24,900 Active 10 DOM
6. 2026-06-09
   days on market $24,900 Active 7 DOM
7. 2026-06-08
   status $24,900 Active 6 DOM
8. 2026-06-04
   statusdays on market $24,900 Pending 6 DOM
9. 2026-06-02
   days on market $24,900 Active 5 DOM
10. 2026-06-01
    days on market $24,900 Active 4 DOM
11. 2026-05-31
    days on market $24,900 Active 3 DOM
12. 2026-05-31
    days on market $24,900 Active 2 DOM
13. 2026-05-28
    listed $24,900 Active
14. 2012-06-01
    listed $25,000

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $584 · $49/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 3/10 Moderate 7 d/yr ≥90°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: $12,846
• − Mortgage interest: −$1,395
• − Property taxes: −$584
• − Insurance: −$124
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − Depreciation: −$724
• Taxable income: $7,963
• Est. tax owed @ 24.0%: −$1,911
• After-tax cash flow: $5,962/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: Princeton Public Schools
• NCES district ID: 2309990
• Math proficiency: 25% ▼ -10.00%
• Reading proficiency: 35% ▬ 0.00%
• Median HH income: $36,905
• Composite: 27.77/100
• National rank: #12304
• State rank: #171 of 185 in ME

Livability — Princeton

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

Census & demographics

• Population (ZIP): 1,934

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 61% Native American 31% Two or more races 8% Hispanic / Latino 3%
• Common ancestry: Lithuanian 5% German 2% Romanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 83% 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: ▲ 0.32%
• Current HPI: 223.1411
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-0.4% since first listed

2 events — show timeline

• 2026-05-28 Listed $24,900 MREIS
• 2012-06-01 Listed $25,000 MREIS

Property tax history

+5.0%/yr

Latest (2023): $584 · +15.0% YoY. Source: county tax records.