55 Park St · Livermore Falls, ME 04254

$99,900

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 35 Days on market

Built 1900 3,484 sqft lot $95/sqft · 30% below area Est $178k · 44% under

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• 1% rule +5.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

0182-A very cozy home-more than meets the eye-3 bedroom 2 up with a full bath and 1 down also a first floor bath w/ tub-nice deck on rear of home with views of the androscoggin river and recreational field-fenced in area below for your pet or garden.

Key facts

• Fenced-in area
• Androscoggin river
• Rear deck

Tags

• REAR DECK
• ANDROSCOGGIN RIVER
• RECREATIONAL FIELD
• FENCED-IN AREA

Property features AI

Finance

• Other: Local zoning

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single family residence; Built in 1900
• Construction: Wood frame construction; Vinyl siding; Shingle roof; Full basement with exterior entry; partial and unfinished
• Exterior features: Deck; Fenced yard; Shed(s); Intown lot; Level lot; Right of way access; Paved road

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Bedroom 1 on the second floor; Bedroom 2 on the second floor
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: First-floor bedroom; Bathtub; Pantry; Storage; Mud room; Den; Living room; 7 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Livermore Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 35 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (3.9% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 1.08% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (median comp): $178,310
• List price: $99,900
• Delta: -43.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Oak St	0.18mi	3/2.0	1,075 (+3%)	2mo	$183,000	$170	81
108 Park St	0.22mi	3/1.0	984 (-6%)	8mo	$233,000	$237	73
6 Munsey Ave	0.51mi	3/1.0	1,056 (+1%)	3mo	$155,000	$147	73
4 Oak St	0.14mi	2/1.5 (-1)	1,016 (-3%)	12mo	$163,000	$160	71
9 Coolidge St	0.39mi	2/1.0 (-1)	1,068 (+2%)	10mo	$200,000	$187	65
4 Sewall St	0.19mi	3/1.5	1,200 (+14%)	2mo	$150,000	$125	63
44 Baldwin St	0.51mi	3/1.5	1,140 (+9%)	7mo	$181,000	$159	54
42 Baldwin St	0.48mi	3/2.0	1,144 (+9%)	6mo	$189,000	$165	53
25 Searles St	0.55mi	3/2.0	1,111 (+6%)	10mo	$250,000	$225	52
15 Otis St	0.65mi	3/2.0	1,092 (+4%)	13mo	$168,000	$154	47
2 Franklin Rd	0.71mi	2/1.5 (-1)	1,131 (+8%)	11mo	$225,000	$199	38
3 Free St	0.66mi	3/2.0	1,200 (+14%)	14mo	$161,000	$134	29

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

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.00×
• Total profit: $27,882
• Equity at exit: $49,753

10-year hold

• IRR: 17.6%
• Equity multiple: 3.79×
• Total profit: $78,028
• Equity at exit: $80,666

Cash invested: $27,972 (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 04254

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$110 /mo · $1,314/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $177

Break-even live

Break-even rent $854

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $234	-5% $206	+0% $177	+5% $149	+10% $121
Rent	-10% $92	-5% $135	+0% $177	+5% $220	+10% $263
Rate	-1.0pp $228	-0.5pp $203	base $177	+0.5pp $151	+1.0pp $125

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 35 DOM
2. 2026-06-17
   days on market $99,900 Active 34 DOM
3. 2026-06-16
   days on market $99,900 Active 33 DOM
4. 2026-06-15
   days on market $99,900 Active 32 DOM
5. 2026-06-13
   days on market $99,900 Active 30 DOM
6. 2026-06-12
   days on market $99,900 Active 29 DOM
7. 2026-06-09
   days on market $99,900 Active 26 DOM
8. 2026-06-08
   days on market $99,900 Active 25 DOM
9. 2026-06-07
   days on market $99,900 Active 24 DOM
10. 2026-06-07
    days on market $99,900 Active 23 DOM
11. 2026-06-04
    days on market $99,900 Active 20 DOM
12. 2026-06-02
    days on market $99,900 Active 19 DOM
13. 2026-06-01
    days on market $99,900 Active 18 DOM
14. 2026-05-31
    days on market $99,900 Active 17 DOM
15. 2026-05-31
    days on market $99,900 Active 16 DOM
16. 2026-05-15
    status Active 435-char remark
17. 2026-05-14
    historical 435-char remark
18. 2026-05-13
    listed $119,900 Active 435-char remark
19. 2014-10-31
    soldstatus $39,900 250-char remark

    Show marketing remark (250 chars)

    0182-A very cozy home-more than meets the eye-3 bedroom 2 up with a full bath and 1 down also a first floor bath w/ tub-nice deck on rear of home with views of the androscoggin river and recreational field-fenced in area below for your pet or garden.

ⓘ 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: $1,314 · $110/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$22/yr (+$2/mo · 1.7%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,948
• − Mortgage interest: −$5,596
• − Property taxes: −$1,314
• − Insurance: −$500
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$2,906
• Taxable income: $560
• Est. tax owed @ 24.0%: −$134
• After-tax cash flow: $1,994/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore Falls, ME
• Population (ZIP): 3,076

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 18% German 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 330.6379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

10 events — show timeline

• 2026-05-29 Price Changed $99,900 MREIS
• 2026-05-21 Price Changed $109,900 MREIS
• 2026-05-15 Relisted — MREIS
• 2026-05-14 Delisted — MREIS
• 2026-05-13 Listed $119,900 MREIS
• 2014-10-31 Sold (MLS) $39,900 MREIS
• 2010-10-22 Listed $42,500 MREIS
• 2010-04-19 Listed $49,900 MREIS
• 2010-03-29 Listed $49,900 MREIS
• 2005-11-10 Listed $79,900 MREIS

Property tax history

+4.9%/yr

Latest (2025): $1,314 · +38.0% YoY. Source: county tax records.