289 Tucker Rd · Hartford, ME 04220

$185,000

3 bd · 2.0 ba · 924 sqft · Other public records · 208 Days on market

Built 1993 3.20 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

Key facts

• Metal roof
• Private back yard
• Well maintained

Tags

• BEDROOM AND BATH ADDITION
• PRIVATE BACK YARD
• METAL ROOF
• WELL MAINTAINED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $185k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (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 $20k of equity ($1k loan paydown + $18k 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $185k implies a 322% gain — meaningful room to come down on a strong offer.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 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 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: 1.06% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.9

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: 31.0%
• Equity multiple: 3.43×
• Total profit: $126,107
• Equity at exit: $166,663

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $351,291
• Equity at exit: $359,414

Cash invested: $51,800 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $399

Break-even live

Break-even rent $1,455

Max offer price $185,000

Occupancy floor 75%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $185,000 Active 208 DOM
2. 2026-06-17
   days on market $185,000 Active 207 DOM
3. 2026-06-16
   days on market $185,000 Active 206 DOM
4. 2026-06-15
   days on market $185,000 Active 205 DOM
5. 2026-06-13
   days on market $185,000 Active 203 DOM
6. 2026-06-12
   days on market $185,000 Active 202 DOM
7. 2026-06-09
   days on market $185,000 Active 199 DOM
8. 2026-06-08
   days on market $185,000 Active 198 DOM
9. 2026-06-07
   days on market $185,000 Active 197 DOM
10. 2026-06-07
    days on market $185,000 Active 196 DOM
11. 2026-06-04
    pricedays on market $185,000 Active 193 DOM
12. 2026-06-02
    days on market $193,500 Active 192 DOM
13. 2026-06-01
    days on market $193,500 Active 191 DOM
14. 2026-05-31
    days on market $193,500 Active 190 DOM
15. 2026-05-31
    days on market $193,500 Active 189 DOM
16. 2026-05-02
    status Active 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

17. 2026-04-14
    historical Active Under Contract 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

18. 2026-03-17
    price $193,500 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

19. 2026-02-20
    status Active 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

20. 2026-02-14
    status Pending 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

21. 2025-12-22
    price $199,000 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

22. 2025-12-02
    price $225,000 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

23. 2025-11-17
    listed $199,000 Active 717-char remark

    Show marketing remark (717 chars)

    1993 mobile with a nice bedroom and bath addition that gives you 1,308 square feet of living space. Total of 3 bedrooms and 2 full baths. Located in Hartford on 3.2 acres. The home sets back on the lot for your privacy. Nice deck out back and a private back yard. The furnace has been serviced every year and there is a 4 year old metal roof. Low taxes, septic pumped a year ago by Nickerson Septic, and the property has been well maintained. New well pump 4 years ago, new HW tank 2 years ago, front & rear porches are 2 years old, front and rear doors are 2 years old. New picture window 2 years ago. This property is under contract but it does have a 24 hour kick out clause attached to it so please show it,

24. 2008-08-06
    soldstatus $43,880

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,871 · $156/mo
• Expected delta: +$645/yr (+$54/mo · 52.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $23,517
• − Mortgage interest: −$10,363
• − Property taxes: −$1,226
• − Insurance: −$925
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$5,382
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $4,340/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 — Hartford

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

+341.0% since first listed

9 events — show timeline

• 2026-05-02 Relisted — MREIS
• 2026-04-14 Contingent — MREIS
• 2026-03-17 Price Changed $193,500 MREIS
• 2026-02-20 Relisted — MREIS
• 2026-02-14 Pending — MREIS
• 2025-12-22 Price Changed $199,000 MREIS
• 2025-12-02 Price Changed $225,000 MREIS
• 2025-11-17 Listed $199,000 MREIS
• 2008-08-06 Sold (Public Records) $43,880 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,226 · +1.7% YoY. Source: county tax records.