171 Madawaska Rd · Caribou, ME 04736

$129,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 47 Days on market

Built 2001 1.50 ac lot $121/sqft · 36% below area Est $203k · 36% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Schools +6.9/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A perfect place to start your homesteading adventure! This 2 bed 2 bath home is located just outside of town, nestled off the road in the woods with beautiful flowers, lots of gardening space and a place for as many chickens as your heart desires! Inside you'll find extra storage space for your kitchen with a cold storage pantry attached to the home, a rec room with a wood stove and a sunny screened in porch. A detached garage has lots of storage up above providing even more usable space. This home has had a few updates and has been well cared for. Irises, raspberries, wild roses white and pink, daffodils, bleeding hearts, lilac bushes, tons of wild flowers and peonies make this space so beautiful in the summer. Come and take a look for yourself to see if this could be for you!

Key facts

• Rv parking spot
• Walk-in closet
• Flexible bonus room

Tags

• UPDATED KITCHEN
• CONVENIENT PANTRY
• WALK-IN CLOSET
• FLEXIBLE BONUS ROOM
• DEDICATED ATV SNOWMOBILE SPACE
• RV PARKING SPOT

Property features AI

Finance

• Other: Lot is approximately 1.5 acres; Zoned residential

Exterior

• Parking: Detached 2-car garage with storage above; Gravel parking; 1–4 vehicle spaces
• Utilities: Electric service with circuit breakers; Private water; Private sewer; Electric water heater
• Home design: Single-wide mobile home; Mobile Home property type; Built in 2001; One story
• Construction: Vinyl siding; Metal roof; Gravel/pad foundation
• Exterior features: Screened patio/porch; Level, rural lot; Paved road access

Interior

• Kitchen: Pantry
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the first floor; Additional rooms on the first floor (living room, kitchen, other rooms) — total of 6 rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: Walk-in closets; First-floor primary bedroom with bath; One-floor living; Pantry; Furnished
• Laundry & utility: Main-level / first-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $-38 ($-461/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (21.1% below list).
• Recommended offer: $102k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Caribou — 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 74/100 on livability (#46 in ME, #4,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, amenities F.
• RSU 39 (town): math 82% / reading 83% proficiency, ranked #79 of 112 in ME (top 70%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 83 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $47k; list at $129k implies a 174% gain — meaningful room to come down on a strong offer.

Recommended offer $101,814 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.6

CMA / ARV

• ARV (median comp): $202,850
• List price: $129,000
• Delta: -36.41%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-23,364
• Equity at exit: $19,234

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-23,555
• Equity at exit: $11,154

Cash invested: $36,120 (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 04736

• Home prices YoY: -18.6%
• Active inventory: 83
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-38

Break-even live

Break-even rent $1,067

Max offer price $122,215

Occupancy floor 99%

Sensitivity live

Price	-10% $35	-5% $-2	+0% $-38	+5% $-75	+10% $-111
Rent	-10% $-119	-5% $-79	+0% $-38	+5% $2	+10% $42
Rate	-1.0pp $27	-0.5pp $-6	base $-38	+0.5pp $-72	+1.0pp $-106

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $129,000 Active 47 DOM
2. 2026-06-18
   days on market $129,000 Active 45 DOM
3. 2026-06-17
   days on market $129,000 Active 44 DOM
4. 2026-06-16
   days on market $129,000 Active 43 DOM
5. 2026-06-15
   days on market $129,000 Active 42 DOM
6. 2026-06-13
   days on market $129,000 Active 40 DOM
7. 2026-06-12
   days on market $129,000 Active 39 DOM
8. 2026-06-09
   days on market $129,000 Active 36 DOM
9. 2026-06-08
   days on market $129,000 Active 35 DOM
10. 2026-06-07
    days on market $129,000 Active 34 DOM
11. 2026-06-07
    days on market $129,000 Active 33 DOM
12. 2026-06-04
    days on market $129,000 Active 30 DOM
13. 2026-06-02
    days on market $129,000 Active 29 DOM
14. 2026-06-01
    days on market $129,000 Active 28 DOM
15. 2026-05-31
    days on market $129,000 Active 27 DOM
16. 2026-05-31
    days on market $129,000 Active 26 DOM
17. 2026-05-04
    listed $129,000 Active 1488-char remark
18. 2025-05-19
    soldstatus $47,000 Closed 788-char remark

    Show marketing remark (788 chars)

    A perfect place to start your homesteading adventure! This 2 bed 2 bath home is located just outside of town, nestled off the road in the woods with beautiful flowers, lots of gardening space and a place for as many chickens as your heart desires! Inside you'll find extra storage space for your kitchen with a cold storage pantry attached to the home, a rec room with a wood stove and a sunny screened in porch. A detached garage has lots of storage up above providing even more usable space. This home has had a few updates and has been well cared for. Irises, raspberries, wild roses white and pink, daffodils, bleeding hearts, lilac bushes, tons of wild flowers and peonies make this space so beautiful in the summer. Come and take a look for yourself to see if this could be for you!

19. 2025-04-26
    status Pending 788-char remark

    Show marketing remark (788 chars)

    A perfect place to start your homesteading adventure! This 2 bed 2 bath home is located just outside of town, nestled off the road in the woods with beautiful flowers, lots of gardening space and a place for as many chickens as your heart desires! Inside you'll find extra storage space for your kitchen with a cold storage pantry attached to the home, a rec room with a wood stove and a sunny screened in porch. A detached garage has lots of storage up above providing even more usable space. This home has had a few updates and has been well cared for. Irises, raspberries, wild roses white and pink, daffodils, bleeding hearts, lilac bushes, tons of wild flowers and peonies make this space so beautiful in the summer. Come and take a look for yourself to see if this could be for you!

20. 2025-04-23
    listed $45,000 Active 788-char remark

    Show marketing remark (788 chars)

    A perfect place to start your homesteading adventure! This 2 bed 2 bath home is located just outside of town, nestled off the road in the woods with beautiful flowers, lots of gardening space and a place for as many chickens as your heart desires! Inside you'll find extra storage space for your kitchen with a cold storage pantry attached to the home, a rec room with a wood stove and a sunny screened in porch. A detached garage has lots of storage up above providing even more usable space. This home has had a few updates and has been well cared for. Irises, raspberries, wild roses white and pink, daffodils, bleeding hearts, lilac bushes, tons of wild flowers and peonies make this space so beautiful in the summer. Come and take a look for yourself to see if this could be for you!

21. 2022-12-16
    soldstatus $55,000 Closed

    Show marketing remark (416 chars)

    This 2001 Commodore mobile home sits on 1.5 acres of land with a 2-car detached garage. The mobile home has numerous added spaces which could be finished into bedrooms, family rooms, etc. A bedroom at each end, one of which with its own private bathroom and walk-in closet. The home is in need of maintenance and updating and is being sold as-is. A great opportunity for somebody looking to make this home their own!

22. 2022-12-16
    soldstatus $55,000

    Show marketing remark (416 chars)

    This 2001 Commodore mobile home sits on 1.5 acres of land with a 2-car detached garage. The mobile home has numerous added spaces which could be finished into bedrooms, family rooms, etc. A bedroom at each end, one of which with its own private bathroom and walk-in closet. The home is in need of maintenance and updating and is being sold as-is. A great opportunity for somebody looking to make this home their own!

23. 2022-12-05
    status Pending

    Show marketing remark (416 chars)

    This 2001 Commodore mobile home sits on 1.5 acres of land with a 2-car detached garage. The mobile home has numerous added spaces which could be finished into bedrooms, family rooms, etc. A bedroom at each end, one of which with its own private bathroom and walk-in closet. The home is in need of maintenance and updating and is being sold as-is. A great opportunity for somebody looking to make this home their own!

24. 2022-11-29
    listed $59,900 Active

    Show marketing remark (416 chars)

    This 2001 Commodore mobile home sits on 1.5 acres of land with a 2-car detached garage. The mobile home has numerous added spaces which could be finished into bedrooms, family rooms, etc. A bedroom at each end, one of which with its own private bathroom and walk-in closet. The home is in need of maintenance and updating and is being sold as-is. A great opportunity for somebody looking to make this home their own!

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$202/yr (+$17/mo · 15.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 13 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $12,218
• − Mortgage interest: −$7,226
• − Property taxes: −$1,350
• − Insurance: −$645
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$3,753
• Taxable loss: −$2,711
• Est. tax savings @ 24.0%: +$651
• After-tax cash flow: $190/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 39
• NCES district ID: 2314794
• Math proficiency: 82% ▲ 55.00%
• Reading proficiency: 83% ▲ 39.00%
• Median HH income: $38,159
• Composite: 68.6/100
• National rank: #341
• State rank: #79 of 112 in ME

Livability — Caribou

• Score: 74/100
• State rank: #46
• US rank: #4849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caribou, ME
• City population: 9,107
• Population (ZIP): 9,107

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 (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+115.4% since first listed

8 events — show timeline

• 2026-05-04 Listed $129,000 MREIS
• 2025-05-19 Sold (MLS) $47,000 MREIS
• 2025-04-26 Pending — MREIS
• 2025-04-23 Listed $45,000 MREIS
• 2022-12-16 Sold (Public Records) $55,000 Public Records
• 2022-12-16 Sold (MLS) $55,000 MREIS
• 2022-12-05 Pending — MREIS
• 2022-11-29 Listed $59,900 MREIS

Property tax history

+0.3%/yr

Latest (2024): $1,350 · +9.8% YoY. Source: county tax records.