77 Bartlett Dr · Searsmont, ME 04973

$129,700

2 bd · 1.0 ba · 997 sqft · Manufactured · 16 Days on market

Built 1970 6.77 ac lot

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Why this score? — see what drove the C- 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 +13.3/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Private off-grid property offering 6.7 acres of wooded land with a year-round flowing stream & Thomas Brook along the edge of the property. The setting includes a large, level grassy area near the stream, surrounded by pine woods, creating a quiet and secluded environment. A 2-bedroom, 1-bath off-grid home is located on the property and is considered a bonus feature. The structure is equipped with solar panels, backup battery system, large generator, propane stove, on-demand hot water, and a wood stove. The home needs major work and provides opportunity for renovation or alternative use. The property includes an existing well and septic and a large propane tank. Conveniently located w

Key facts

• 6.77 acre lot
• 11 parking spots
• Built 1970

Property features AI

Exterior

• Parking: Gravel parking; Space for 11–20 vehicles
• Utilities: Private water; Private sewer; Circuit breaker electrical service with generator hookup; Water heater: gas, on-demand (tankless) with solar
• Home design: Mobile home; Single-story (first level primary rooms); 1970 construction
• Construction: Clapboard exterior; Metal roof; Built in 1970
• Exterior features: Rural setting; Level lot; Wooded; Frontage on Thomas Brook (brook/stream); Dirt road access

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the first level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Direct vent heater
• Interior features: Four total rooms; Two fireplaces

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $0 ($2/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (16.2% below list).
• Recommended offer: $109k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 71 (town): math 79% / reading 82% proficiency, ranked #85 of 112 in ME (top 76%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Troy A Howard Middle School (math 82% / reading 82%, grade A+, #53 of 85 statewide, top 64%, 340 students, 45% FRL); Belfast Area High School (math 87% / reading 87%, grade A, #66 of 108 statewide, top 68%, 496 students, 37% FRL).
• Market conditions: 17 active listings in the ZIP; 143 units permitted in Waldo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($897 loan paydown + $9k appreciation (6.6% local appreciation)).
• Waldo County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $108,710 (16.2% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.16×
• Total profit: $42,082
• Equity at exit: $86,459

10-year hold

• IRR: 16.4%
• Equity multiple: 4.38×
• Total profit: $122,705
• Equity at exit: $161,227

Cash invested: $36,316 (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 04973

• Home prices YoY: 2.3%
• Active inventory: 17
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$680
• Tax from tax record: −$124 /mo · $1,493/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $0

Break-even live

Break-even rent $1,087

Max offer price $129,700

Occupancy floor 95%

Sensitivity live

Price	-10% $74	-5% $37	+0% $0	+5% $-37	+10% $-73
Rent	-10% $-86	-5% $-43	+0% $0	+5% $43	+10% $86
Rate	-1.0pp $66	-0.5pp $33	base $0	+0.5pp $-33	+1.0pp $-68

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: $32,425
• Closing costs: $3,891
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-22
   days on market $129,700 Active 16 DOM
2. 2026-06-21
   days on market $129,700 Active 15 DOM
3. 2026-06-21
   days on market $129,700 Active 14 DOM
4. 2026-06-18
   days on market $129,700 Active 12 DOM
5. 2026-06-17
   days on market $129,700 Active 11 DOM
6. 2026-06-16
   days on market $129,700 Active 10 DOM
7. 2026-06-15
   days on market $129,700 Active 9 DOM
8. 2026-06-13
   days on market $129,700 Active 7 DOM
9. 2026-06-12
   days on market $129,700 Active 6 DOM
10. 2026-06-09
    days on market $129,700 Active 3 DOM
11. 2026-06-08
    days on market $129,700 Active 2 DOM
12. 2026-06-07
    remarks 695-char remark
13. 2026-06-07
    listed $129,700 Active 1 DOM

ⓘ 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: $1,493 · $124/mo
• Projected year-2 tax: $1,628 · $136/mo
• Expected delta: +$135/yr (+$11/mo · 9.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $13,045
• − Mortgage interest: −$7,265
• − Property taxes: −$1,493
• − Insurance: −$648
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$3,773
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $536/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 71
• NCES district ID: 2314822
• Math proficiency: 79% ▲ 55.00%
• Reading proficiency: 82% ▲ 34.00%
• Median HH income: $43,774
• Composite: 67.47/100
• National rank: #374
• State rank: #85 of 112 in ME

Livability — Searsmont

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

Census & demographics

• Population (ZIP): 1,494

Population outlook (Waldo County) Hauer SSP2

• Today (2025): 39,611 people
• By 2030: 39,475 · -0.3%
• By 2040: 38,245 · -3.4%
• By 2050: 36,078 · -8.9%
• By 2075: 29,774 · -24.8%
• By 2100: 22,172 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Italian 4% Lithuanian 3% Russian 3%
• Foreign-born: 0%

Political lean MEDSL · Waldo

• 2024 margin: Toss-up / Even · D 50.4% · R 47.0% · Other 2.6%
• 2008→2024 swing: -8.3pp toward R · 2008: 11.6pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+4.7 2016: D+0.3 2012: D+10.7 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.60%
• Current HPI: 295.9611
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-06 Listed $129,700 MREIS

Property tax history

+3.7%/yr

Latest (2025): $1,493 · +3.3% YoY. Source: county tax records.