60 N Hill Rd · Buckfield, ME 04220

$320,000

3 bd · 2.0 ba · 1,248 sqft · MultiFamily · 4 Days on market

Built 1974 1.00 ac 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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +6.1/10.0
• 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 MLS

Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

Key facts

• 1 acre lot
• 2 garage spots
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $320k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $320k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.
• Current owner paid $250k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $320,000

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. 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 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: 1.11% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 3.47×
• Total profit: $220,910
• Equity at exit: $288,281

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $613,791
• Equity at exit: $621,690

Cash invested: $89,600 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $3,555 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$264 /mo · $3,173/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $733

Break-even live

Break-even rent $2,628

Max offer price $320,000

Occupancy floor 74%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,556
Total (2 units)			$3,555

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-12
   status Pending
2. 2026-04-08
   listed $320,000 Active
3. 2022-07-12
   historical 546-char remark

   Show marketing remark (546 chars)

   Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

4. 2022-07-08
   soldstatus $249,900 Closed 546-char remark

   Show marketing remark (546 chars)

   Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

5. 2022-05-15
   status Pending 546-char remark

   Show marketing remark (546 chars)

   Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

6. 2022-05-13
   price $234,900 546-char remark

   Show marketing remark (546 chars)

   Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

7. 2022-05-10
   listed $239,900 Active 546-char remark

   Show marketing remark (546 chars)

   Single-level living is within your grasp in Buckfield! This 3BR/2BA ranch is packed with some sweet features you won't want to miss. When viewing this property be sure to notice the new appliances, updated bathrooms, new flooring (kitchen/dr/lr) and a master w/ ensuite featuring a glorious oversized walk-in shower. Take a moment to soak in the 3 season porch offering wildlife views and bug-free freedom. All this sits on a one acre lot with a 2 car detached garage and is a skip away from Auburn (25 min. ). Open House this Sunday from 11-1pm

8. 2015-04-24
   soldstatus $118,000 Sold 207-char remark

   Show marketing remark (207 chars)

   Well maintained 3 bed 1 1/2 bath ranch with full foundation, paved driveway, 2 car detached garage, glassed-in porch. Metal roof with newer windows. Very efficient living. Room for garden. Nicely landscaped.

9. 2015-04-02
   historical 207-char remark

   Show marketing remark (207 chars)

   Well maintained 3 bed 1 1/2 bath ranch with full foundation, paved driveway, 2 car detached garage, glassed-in porch. Metal roof with newer windows. Very efficient living. Room for garden. Nicely landscaped.

10. 2015-03-30
    status Active 207-char remark

    Show marketing remark (207 chars)

    Well maintained 3 bed 1 1/2 bath ranch with full foundation, paved driveway, 2 car detached garage, glassed-in porch. Metal roof with newer windows. Very efficient living. Room for garden. Nicely landscaped.

11. 2015-03-11
    status Pending 207-char remark

    Show marketing remark (207 chars)

    Well maintained 3 bed 1 1/2 bath ranch with full foundation, paved driveway, 2 car detached garage, glassed-in porch. Metal roof with newer windows. Very efficient living. Room for garden. Nicely landscaped.

12. 2015-03-05
    listed $119,000 Active 207-char remark

    Show marketing remark (207 chars)

    Well maintained 3 bed 1 1/2 bath ranch with full foundation, paved driveway, 2 car detached garage, glassed-in porch. Metal roof with newer windows. Very efficient living. Room for garden. Nicely landscaped.

ⓘ 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: $3,173 · $264/mo
• Projected year-2 tax: $3,762 · $314/mo
• Expected delta: +$590/yr (+$49/mo · 18.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $42,660
• − Mortgage interest: −$17,925
• − Property taxes: −$3,173
• − Insurance: −$1,600
• − Repairs & maintenance: −$3,413
• − Management: −$3,413
• − Depreciation: −$9,309
• Taxable income: $3,827
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $7,872/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Buckfield

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

Census & demographics

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+168.9% since first listed

12 events — show timeline

• 2026-04-12 Pending — MREIS
• 2026-04-08 Listed $320,000 MREIS
• 2022-07-12 Delisted — MREIS
• 2022-07-08 Sold (MLS) $249,900 MREIS
• 2022-05-15 Pending — MREIS
• 2022-05-13 Price Changed $234,900 MREIS
• 2022-05-10 Listed $239,900 MREIS
• 2015-04-24 Sold (MLS) $118,000 MREIS
• 2015-04-02 Delisted — MREIS
• 2015-03-30 Relisted — MREIS
• 2015-03-11 Pending — MREIS
• 2015-03-05 Listed $119,000 MREIS

Property tax history

+1.7%/yr

Latest (2025): $3,173 · +16.4% YoY. Source: county tax records.