6 Bluenose St · Jonesport, ME 04649

$135,000

5 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 671 Days on market

Built 1890 0.56 ac lot Est $116k · 17% over ↓ 40% since listing

---

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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• Appreciation +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Key facts

• 0.56 acre lot
• Garage
• Built 1890

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Moosabec CSD (rural): math 0% / reading 40% proficiency, ranked #185 of 185 in ME (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 44 active listings in the ZIP; 67 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 671 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $90k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 671 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 1890 — 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: 1.21% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $115,776
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Island St	0.37mi	4/1.5 (-1)	1,800 (+4%)	4mo	$60,000	$33	66
4 Foucher Ln	0.05mi	4/1.0 (-1)	1,491 (-14%)	12mo	$100,000	$67	56
24 Island St	0.34mi	4/1.5 (-1)	1,620 (-6%)	15mo	$135,000	$83	54

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

Projected returns pro-forma

-2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.07×
• Total profit: $2,528
• Equity at exit: $22,342

10-year hold

• IRR: 10.7%
• Equity multiple: 1.87×
• Total profit: $32,819
• Equity at exit: $15,509

Cash invested: $37,800 (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 04649

• Home prices YoY: -1.6%
• Active inventory: 44
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $350

Break-even live

Break-even rent $1,188

Max offer price $135,000

Occupancy floor 74%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2025-09-08
   status Pending
2. 2025-07-08
   status Active
3. 2025-07-06
   historical
4. 2024-10-09
   status Active
5. 2024-07-12
   status Pending
6. 2024-07-05
   status Active
7. 2024-06-30
   historical
8. 2024-05-31
   status Active
9. 2024-05-03
   status Pending
10. 2024-04-16
    price $135,000
11. 2023-07-06
    listed $225,000 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: $2,089 · $174/mo
• Projected year-2 tax: $2,089 · $174/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 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥80°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,570
• − Mortgage interest: −$7,562
• − Property taxes: −$2,089
• − Insurance: −$675
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$3,927
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $3,676/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: Moosabec CSD
• NCES district ID: 2308400
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 40% ▲ 40.00%
• Median HH income: $36,806
• Composite: 19.82/100
• National rank: #13895
• State rank: #185 of 185 in ME

Livability — Jonesport

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

Census & demographics

• Census place: Jonesport, ME
• Population (ZIP): 1,276

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: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 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: ▼ -2.63%
• Current HPI: 165.0338
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-40.0% since first listed

11 events — show timeline

• 2025-09-08 Pending — MREIS
• 2025-07-08 Relisted — MREIS
• 2025-07-06 Delisted — MREIS
• 2024-10-09 Relisted — MREIS
• 2024-07-12 Pending — MREIS
• 2024-07-05 Relisted — MREIS
• 2024-06-30 Delisted — MREIS
• 2024-05-31 Relisted — MREIS
• 2024-05-03 Pending — MREIS
• 2024-04-16 Price Changed $135,000 MREIS
• 2023-07-06 Listed $225,000 MREIS

Property tax history

+2.5%/yr

Latest (2025): $2,089 · +7.3% YoY. Source: county tax records.