18 Vernon Ave · Limestone, ME 04750

$90,200

4 bd · 2.0 ba · 1,152 sqft · Other · 31 Days on market

Built 1950 8,276 sqft 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
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice solid spacious in town house on a corner lot with a garage. Close to school and everything else that Limestone has to offer. Come give this cozy home your personal touch.

Key facts

• Close to school
• Corner lot
• 8,276 sq ft lot

Tags

• CORNER LOT
• CLOSE TO SCHOOL

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved off-street parking with 1–4 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1950
• Construction: Wood frame construction; Aluminum siding; Vinyl siding; Metal roof; 1,152 total building area (above-grade 1,152)
• Exterior features: Residential zoning; Lot recorded as 0.19 acres

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: First-floor bedroom (11 x 14); Second-floor bedroom (12 x 18); Second-floor bedroom (8 x 16); Second-floor bedroom (11 x 22)
• Flooring: Carpet; Wood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Circuit breaker electric
• Interior features: 7 total rooms; Interior entry basement; Full unfinished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Zoned schools: Limestone Community School (math 67% / reading 77%, grade A-, #253 of 294 statewide, top 90%, 140 students, 61% FRL).
• Market conditions: 27 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($624 loan paydown + $2k appreciation (1.7% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,494 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1950 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.54% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.02%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.42×
• Total profit: $35,835
• Equity at exit: $34,274

10-year hold

• IRR: 28.6%
• Equity multiple: 4.65×
• Total profit: $92,090
• Equity at exit: $48,372

Cash invested: $25,256 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$473
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $485

Break-even live

Break-even rent $772

Max offer price $90,200

Occupancy floor 60%

Sensitivity live

Price	-10% $536	-5% $510	+0% $485	+5% $459	+10% $434
Rent	-10% $375	-5% $430	+0% $485	+5% $539	+10% $594
Rate	-1.0pp $530	-0.5pp $508	base $485	+0.5pp $461	+1.0pp $437

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: $22,550
• Closing costs: $2,706
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-09
   status $90,200 Pending 31 DOM
2. 2026-06-08
   days on market $90,200 Active 31 DOM
3. 2026-06-07
   days on market $90,200 Active 30 DOM
4. 2026-06-07
   days on market $90,200 Active 29 DOM
5. 2026-06-04
   days on market $90,200 Active 26 DOM
6. 2026-06-02
   days on market $90,200 Active 25 DOM
7. 2026-06-01
   days on market $90,200 Active 24 DOM
8. 2026-05-31
   days on market $90,200 Active 23 DOM
9. 2026-05-31
   days on market $90,200 Active 22 DOM
10. 2026-05-12
    status Active
11. 2026-04-23
    status Pending
12. 2026-04-19
    listed $90,200 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: $1,191 · $99/mo
• Projected year-2 tax: $1,209 · $101/mo
• Expected delta: +$18/yr (+$1/mo · 1.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $16,625
• − Mortgage interest: −$5,053
• − Property taxes: −$1,191
• − Insurance: −$451
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$2,624
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,700/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-12 Relisted — MREIS
• 2026-04-23 Pending — MREIS
• 2026-04-19 Listed $90,200 MREIS