29 North Hill Rd · Buckfield, ME 04220

$420,000

3 bd · 1.5 ba · 2,509 sqft · MultiFamily · 181 Days on market

Built 1988 1.20 ac lot $167/sqft · 326% above area

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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 +28.1/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.3/10.0
• 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

Experience the perfect blend of quality craftsmanship, comfort, and Maine country living in this spacious Buckfield home. Set on a peaceful, well-landscaped property, this residence offers room to spread out—both inside and out—and showcases thoughtful details throughout. The main living area features vaulted ceilings and a wall of south-facing windows that, paired with skylights, fill the space with warm natural light. The open living room and kitchen overlook the back deck and yard, creating a bright, inviting atmosphere ideal for everyday living and entertaining. Just off the main space, you'll find a charming screened-in porch—perfect for morning coffee, warm-weather meals, or simply unwinding in the fresh air without the bugs. For those who need storage or hobby space, this property delivers. In addition to the attached two-car garage, there's a large covered carport—perfect for tractors, recreational toys, or extra vehicles. Above the garage, a spacious workshop provides an excellent space for woodworking, mechanical projects, or creative pursuits. The exterior has been beautifully maintained, with fresh paint and roofing replaced within the past decade. With abundant natural light, flexible living areas, and exceptional outdoor amenities, this property offers a welcoming retreat in the heart of Buckfield—close to outdoor recreation, small-town charm, and the peaceful lifestyle Maine is known for.

Key facts

• Screened in porch
• Spacious workshop
• South facing windows

Tags

• WELL LANDSCAPED PROPERTY
• SOUTH FACING WINDOWS
• SCREENED IN PORCH
• ATTACHED TWO CAR GARAGE
• LARGE COVERED CARPORT
• SPACIOUS WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Recommended offer: $370k (12.0% below list) — sets the bar for market timing.

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 $45k of equity ($3k loan paydown + $42k 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 $118k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.

Recommended offer $369,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 10.07%
• Cash-on-cash: 13.50%
• DSCR: 1.60
• GRM: 6.7

CMA / ARV

• ARV (median comp): $98,661
• List price: $420,000
• Delta: 325.70%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.2%
• Equity multiple: 3.66×
• Total profit: $313,009
• Equity at exit: $378,369

10-year hold

• IRR: 29.5%
• Equity multiple: 8.27×
• Total profit: $855,499
• Equity at exit: $815,968

Cash invested: $117,600 (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: 20.2×

Monthly cashflow live

• Estimated rent: $5,191 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$400 /mo · $4,804/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,090
• Net cashflow: $1,323

Break-even live

Break-even rent $3,516

Max offer price $420,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,561	-5% $1,442	+0% $1,323	+5% $1,204	+10% $1,085
Rent	-10% $913	-5% $1,118	+0% $1,323	+5% $1,528	+10% $1,733
Rate	-1.0pp $1,535	-0.5pp $1,430	base $1,323	+0.5pp $1,214	+1.0pp $1,103

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,190
Total (3 units)			$5,191

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-04
   days on market $420,000 Active 181 DOM
2. 2026-06-02
   days on market $420,000 Active 180 DOM
3. 2026-06-01
   days on market $420,000 Active 179 DOM
4. 2026-05-31
   days on market $420,000 Active 178 DOM
5. 2026-05-31
   days on market $420,000 Active 177 DOM
6. 2025-12-04
   listed $420,000 Active 1456-char remark

   Show marketing remark (1456 chars)

   Experience the perfect blend of quality craftsmanship, comfort, and Maine country living in this spacious Buckfield home. Set on a peaceful, well-landscaped property, this residence offers room to spread out—both inside and out—and showcases thoughtful details throughout. The main living area features vaulted ceilings and a wall of south-facing windows that, paired with skylights, fill the space with warm natural light. The open living room and kitchen overlook the back deck and yard, creating a bright, inviting atmosphere ideal for everyday living and entertaining. Just off the main space, you'll find a charming screened-in porch—perfect for morning coffee, warm-weather meals, or simply unwinding in the fresh air without the bugs. For those who need storage or hobby space, this property delivers. In addition to the attached two-car garage, there's a large covered carport—perfect for tractors, recreational toys, or extra vehicles. Above the garage, a spacious workshop provides an excellent space for woodworking, mechanical projects, or creative pursuits. The exterior has been beautifully maintained, with fresh paint and roofing replaced within the past decade. With abundant natural light, flexible living areas, and exceptional outdoor amenities, this property offers a welcoming retreat in the heart of Buckfield—close to outdoor recreation, small-town charm, and the peaceful lifestyle Maine is known for.

ⓘ 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: $4,804 · $400/mo
• Projected year-2 tax: $5,258 · $438/mo
• Expected delta: +$454/yr (+$38/mo · 9.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 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: $62,292
• − Mortgage interest: −$23,527
• − Property taxes: −$4,804
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,983
• − Management: −$4,983
• − Depreciation: −$12,218
• Taxable income: $9,677
• Est. tax owed @ 24.0%: −$2,322
• After-tax cash flow: $13,554/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

1 event — show timeline

• 2025-12-04 Listed $420,000 MREIS

Property tax history

+2.3%/yr

Latest (2025): $4,804 · +14.8% YoY. Source: county tax records.