610 U.s. Route 1 Rt 1 · Bucksport, ME 04981

$40,000

2 bd · 1.5 ba · 952 sqft · Manufactured public records · 145 Days on market

Built 1972 0.50 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.6/10.0

Listing remarks MLS

Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.5% vs local median 3.7% in Bucksport — 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 (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 20 (rural): math 75% / reading 82% proficiency, ranked #90 of 112 in ME (top 80%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 42 active listings in the ZIP; 143 units permitted in Waldo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Waldo County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $13k; list at $40k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 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 1972 — 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: 3.02% ✓
• Cap rate: 26.50%
• Cash-on-cash: 72.18%
• DSCR: 4.21
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 71.9%
• Equity multiple: 4.25×
• Total profit: $36,445
• Equity at exit: $5,964

10-year hold

• IRR: 75.8%
• Equity multiple: 8.77×
• Total profit: $87,071
• Equity at exit: $3,458

Cash invested: $11,200 (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 04981

• Home prices YoY: -5.0%
• Active inventory: 42
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $674

Break-even live

Break-even rent $357

Max offer price $40,000

Occupancy floor 39%

Sensitivity live

Price	-10% $696	-5% $685	+0% $674	+5% $662	+10% $651
Rent	-10% $578	-5% $626	+0% $674	+5% $721	+10% $769
Rate	-1.0pp $694	-0.5pp $684	base $674	+0.5pp $663	+1.0pp $653

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-15
   status Pending
2. 2026-03-09
   price $40,000
3. 2025-11-21
   listed $45,000 Active
4. 2018-05-24
   soldstatus $13,000 Sold 588-char remark

   Show marketing remark (588 chars)

   Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

5. 2018-04-24
   status Pending 588-char remark

   Show marketing remark (588 chars)

   Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

6. 2018-03-29
   price $22,000 588-char remark

   Show marketing remark (588 chars)

   Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

7. 2018-03-07
   price $29,000 588-char remark

   Show marketing remark (588 chars)

   Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

8. 2018-02-08
   listed $39,000 Active 588-char remark

   Show marketing remark (588 chars)

   Property located on US Coastal Route 1. Could be used for Residential or Commercial use. 1/2 an acre, 1972 12X68 Mobile Home w/ addition (Poor Shape NOT Livable) which will convey, attached shed & 2 car garage. Mobile Home & Buildings all in Poor Shape. Some information on the Beautiful Coastal Town of Stockton Springs is a small coastal Town in Waldo County, Maine. Located between Belfast & Bucksport on Coastal US 1. Recreational areas are Fort Point State Park, Sandy Point Beach Park, & Stockton Harbor. Just south of the impressive Penobscot Narrows Bridge.

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $667 · $56/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 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,516
• − Mortgage interest: −$2,241
• − Property taxes: −$667
• − Insurance: −$200
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$1,164
• Taxable income: $7,923
• Est. tax owed @ 24.0%: −$1,901
• After-tax cash flow: $6,182/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 20
• NCES district ID: 2314791
• Math proficiency: 75% ▲ 49.00%
• Reading proficiency: 82% ▲ 41.00%
• Median HH income: $41,249
• Composite: 65.56/100
• National rank: #467
• State rank: #90 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,584

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Native American 1%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% German/W. Germanic 1%

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: ▼ -8.77%
• Current HPI: 168.5467
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2.6% since first listed

8 events — show timeline

• 2026-04-15 Pending — MREIS
• 2026-03-09 Price Changed $40,000 MREIS
• 2025-11-21 Listed $45,000 MREIS
• 2018-05-24 Sold (MLS) $13,000 MREIS
• 2018-04-24 Pending — MREIS
• 2018-03-29 Price Changed $22,000 MREIS
• 2018-03-07 Price Changed $29,000 MREIS
• 2018-02-08 Listed $39,000 MREIS

Property tax history

-1.0%/yr

Latest (2022): $667 · +0.5% YoY. Source: county tax records.