19 Tracy Rd · Industry, ME 04938

$250,000

3 bd · 2.0 ba · 1,648 sqft · MultiFamily public records · 27 Days on market

Built 2002 6.50 ac lot

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Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 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

This ranch home with attached garage #2 garage is 28 x40 with 12ft wide door

Key facts

• 6.5 acre lot
• 6 garage spots
• Built 2002

Property features AI

Finance

• Financial info: Lot is 6.5 acres

Exterior

• Parking: Attached garage; 6 garage spaces; On-site parking for 5–10 vehicles; Gravel parking areas; Vehicle storage for 4+ cars (attached and detached options)
• Utilities: Private water; Private sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile home (double wide); Built in 2002; Metal roof; Slab foundation
• Construction: Vinyl siding; Mobile construction
• Exterior features: Deck; Porch; Level, wooded lot; Paved road access

Interior

• Kitchen: Breakfast nook; Dishwasher; Electric range; Refrigerator
• Bedrooms: Bedroom 1 — First floor, includes full bath and walk-in closet; Bedroom 2 — First floor, includes closet; Bedroom 3 — First floor, includes closet
• Flooring: Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Direct vent heater; Forced air heating; Wood stove; Wall cooling unit(s); Window cooling unit(s)
• Interior features: One-floor living; First-floor primary bedroom with bath; Primary bedroom with bath; Bathtub; Shower; Walk-in closet(s)
• Laundry & utility: Washer hookup; Washer (present)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 92 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Franklin 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $200k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.40% ✓
• Cap rate: 12.12%
• Cash-on-cash: 20.79%
• DSCR: 1.93
• GRM: 5.9

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: 39.8%
• Equity multiple: 4.05×
• Total profit: $213,363
• Equity at exit: $225,220

10-year hold

• IRR: 34.3%
• Equity multiple: 9.11×
• Total profit: $567,467
• Equity at exit: $485,695

Cash invested: $70,000 (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 04938

• Home prices YoY: 6.4%
• Active inventory: 92
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $3,511 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$737
• Net cashflow: $1,213

Break-even live

Break-even rent $1,976

Max offer price $250,000

Occupancy floor 60%

Sensitivity live

Price	-10% $1,355	-5% $1,284	+0% $1,213	+5% $1,142	+10% $1,071
Rent	-10% $936	-5% $1,074	+0% $1,213	+5% $1,352	+10% $1,490
Rate	-1.0pp $1,339	-0.5pp $1,277	base $1,213	+0.5pp $1,148	+1.0pp $1,082

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,512
Total (2 units)			$3,511

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $250,000 Active 27 DOM
2. 2026-06-18
   days on market $250,000 Active 25 DOM
3. 2026-06-17
   days on market $250,000 Active 24 DOM
4. 2026-06-16
   days on market $250,000 Active 23 DOM
5. 2026-06-16
   price $250,000 Active 22 DOM
6. 2026-06-15
   days on market $270,000 Active 22 DOM
7. 2026-06-13
   days on market $270,000 Active 20 DOM
8. 2026-06-12
   days on market $270,000 Active 19 DOM
9. 2026-06-09
   days on market $270,000 Active 16 DOM
10. 2026-06-08
    days on market $270,000 Active 15 DOM
11. 2026-06-07
    days on market $270,000 Active 14 DOM
12. 2026-06-07
    days on market $270,000 Active 13 DOM
13. 2026-06-04
    days on market $270,000 Active 10 DOM
14. 2026-06-02
    days on market $270,000 Active 9 DOM
15. 2026-06-01
    days on market $270,000 Active 8 DOM
16. 2026-05-31
    days on market $270,000 Active 7 DOM
17. 2026-05-31
    days on market $270,000 Active 6 DOM
18. 2026-05-23
    listed $270,000 Active
19. 2023-06-19
    soldstatus $200,000 Closed 79-char remark

    Show marketing remark (79 chars)

    This ranch home with attached garage #2 garage is 28 x40 with 12ft wide door

20. 2023-06-02
    status Pending 79-char remark

    Show marketing remark (79 chars)

    This ranch home with attached garage #2 garage is 28 x40 with 12ft wide door

21. 2023-04-15
    listed $245,000 Active 79-char remark

    Show marketing remark (79 chars)

    This ranch home with attached garage #2 garage is 28 x40 with 12ft wide door

ⓘ 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: $1,746 · $146/mo
• Projected year-2 tax: $2,573 · $214/mo
• Expected delta: +$827/yr (+$69/mo · 47.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥90°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: $42,132
• − Mortgage interest: −$14,004
• − Property taxes: −$1,746
• − Insurance: −$1,250
• − Repairs & maintenance: −$3,371
• − Management: −$3,371
• − Depreciation: −$7,273
• Taxable income: $11,118
• Est. tax owed @ 24.0%: −$2,668
• After-tax cash flow: $11,888/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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — Industry

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

Census & demographics

• Population (ZIP): 10,368

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.53%
• Current HPI: 325.7666
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+10.2% since first listed

4 events — show timeline

• 2026-05-23 Listed $270,000 MREIS
• 2023-06-19 Sold (MLS) $200,000 MREIS
• 2023-06-02 Pending — MREIS
• 2023-04-15 Listed $245,000 MREIS

Property tax history

+1.5%/yr

Latest (2025): $1,746 · +1.3% YoY. Source: county tax records.