223 Webb Ridge Rd · St. Albans, ME 04971

$135,000

4 bd · 1.0 ba · 1,800 sqft · MultiFamily · 16 Days on market

Built 1900 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Appreciation +6.0/10.0
• 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

Lovely country setting, less than 15 minutes to Newport. A true fixer upper at a great price! Spacious home, offering bedrooms on both floors. Believed to have once been a two-unit home, you'll have the opportunity to get creative with this living space! Property will not qualify for all loan types, but would make for an exceptional investment! Quiet, rural location, yet still close to amenities! Come make this house your hoME! Please note, tax amount is for the whole 7.57; taxes will be reassessed with 1 acre.

Key facts

• Quiet country road
• Access to deck
• Complete restoration

Tags

• COMPLETE RESTORATION
• ACCESS TO DECK
• OVERLOOKING BACK YARD
• QUIET COUNTRY ROAD

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Gravel parking with space for 5–10 vehicles
• Utilities: Well water; Private sewer; Circuit breaker electrical service; Electric water heater
• Home design: Single-family residence; Facing/direction not specified; 1-acre lot
• Construction: Built in 1900; Wood frame with vinyl siding; Metal roof; Stone and granite foundation
• Exterior features: Deck; Barn(s); Rural, level lot; Gravel and dirt road access

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Bedroom 1 on the first floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: First-floor bedroom; Shower; 9 total rooms; Full, unfinished basement with interior entry and bulkhead
• Laundry & utility: Main-level laundry area; Washer hookup; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% 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 19 (rural): math 73% / reading 81% proficiency, ranked #96 of 112 in ME (top 86%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($933 loan paydown + $3k appreciation (1.9% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.85% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.88%
• DSCR: 2.42
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.9%
• Equity multiple: 2.92×
• Total profit: $72,750
• Equity at exit: $52,701

10-year hold

• IRR: 37.1%
• Equity multiple: 5.74×
• Total profit: $179,238
• Equity at exit: $75,472

Cash invested: $37,800 (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 04971

• Home prices YoY: 1.2%
• Active inventory: 29
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $1,004

Break-even live

Break-even rent $1,220

Max offer price $135,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,081	-5% $1,042	+0% $1,004	+5% $966	+10% $928
Rent	-10% $807	-5% $906	+0% $1,004	+5% $1,102	+10% $1,201
Rate	-1.0pp $1,072	-0.5pp $1,038	base $1,004	+0.5pp $969	+1.0pp $934

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$2,490
Total (2 units)			$2,491

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $135,000 Active 16 DOM
2. 2026-06-18
   days on market $135,000 Active 13 DOM
3. 2026-06-17
   days on market $135,000 Active 12 DOM
4. 2026-06-16
   days on market $135,000 Active 11 DOM
5. 2026-06-15
   days on market $135,000 Active 10 DOM
6. 2026-06-14
   days on market $135,000 Active 8 DOM
7. 2026-06-13
   days on market $135,000 Active 7 DOM
8. 2026-06-10
   days on market $135,000 Active 5 DOM
9. 2026-06-09
   days on market $135,000 Active 4 DOM
10. 2026-06-08
    days on market $135,000 Active 3 DOM
11. 2026-06-07
    remarks 195-char remark
12. 2026-06-07
    listed $135,000 Active 2 DOM

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,892
• − Mortgage interest: −$7,562
• − Property taxes: −$2,395
• − Insurance: −$675
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − Depreciation: −$3,927
• Taxable income: $10,550
• Est. tax owed @ 24.0%: −$2,532
• After-tax cash flow: $9,517/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 19
• NCES district ID: 2314785
• Math proficiency: 73% ▲ 53.00%
• Reading proficiency: 81% ▲ 39.00%
• Median HH income: $41,866
• Composite: 64.37/100
• National rank: #548
• State rank: #96 of 112 in ME

Livability — St. Albans

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

Census & demographics

• Population (ZIP): 1,703

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Lithuanian 6% Slovak 4% German 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 163.8924
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+17.4% since first listed

9 events — show timeline

• 2026-06-05 Listed $135,000 MREIS
• 2023-11-15 Sold (MLS) $125,000 MREIS
• 2023-10-30 Contingent — MREIS
• 2023-10-29 Listed $115,000 MREIS
• 2023-10-25 Delisted — MREIS
• 2023-10-20 Contingent — MREIS
• 2023-10-06 Relisted — MREIS
• 2023-09-26 Contingent — MREIS
• 2023-09-14 Listed $115,000 MREIS

Property tax history

+4.2%/yr

Latest (2025): $2,395 · +16.3% YoY. Source: county tax records.