20 Post Office Rd · Boothbay Harbor, ME 04578

$330,000

2 bd · 2.0 ba · 1,673 sqft · MultiFamily public records · 8 Days on market

Built 1987 1.11 ac lot

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Why this score? — see what drove the C- 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 +13.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +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

Great place for year round or seasonal living. Older mobile needs TLC or replacement. Large 10x12 shed in backyard for storage.

Key facts

• Custom bump-outs
• Generator
• 1.11 acre lot

Tags

• PRIVATE RURAL SETTING
• CUSTOM BUMP-OUTS
• DECKS OVERLOOKING LANDSCAPE
• ATTRACTIVE OUTBUILDINGS
• GENERATOR
• DESIRABLE ISLAND LOCATION

Property features AI

Finance

• Financial info: Annual taxes reported (see listing for amount)

Exterior

• Parking: On-site off-street parking on gravel; 1–4 parking spaces
• Utilities: Private well water; Private sewer (septic tank); Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); Commadore model; Built in 1987; Rural, level, wooded lot; Roads are gravel and dirt; Zoned rural
• Construction: Vinyl and wood siding; Slab foundation; Metal, shingle, and wood roof
• Exterior features: Deck; Glassed-in porch; Screened porch; Fenced yard; Outbuilding / shed(s)

Interior

• Kitchen: Eat-in kitchen with skylight; Gas range; Microwave; Refrigerator
• Bedrooms: First-floor primary bedroom with bath; First-floor bedroom (12 x 13) with access to full bath; First-floor bedroom (13 x 13) with closet
• Flooring: Carpet; Tile; Vinyl; Ceramic tile; Engineered hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: One-floor living with first-floor primary bedroom and at least one first-floor bedroom; Bathtub and separate shower; Dining area; Storage; Storm door(s); Generator on property; Ceiling fans
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $23 ($279/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (24.9% below list).
• Recommended offer: $248k (24.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 0.8% in Boothbay Harbor — 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 79/100 on livability (#21 in ME, #2,119 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, cost of living A; Watch: commute F.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 59 active listings in the ZIP; 158 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% 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 $92k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 15y 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 $75k; list at $330k implies a 340% gain — meaningful room to come down on a strong offer.

Recommended offer $247,800 (24.9% 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: 0.75% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 11.1

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $181,031
• Equity at exit: $297,290

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $531,594
• Equity at exit: $641,117

Cash invested: $92,400 (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 04578

• Home prices YoY: 5.8%
• Active inventory: 59
• Price-to-rent: 22.2×

Monthly cashflow live

• Estimated rent: $2,478 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$66 /mo · $796/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $23

Break-even live

Break-even rent $2,449

Max offer price $330,000

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,478
Total (2 units)			$2,478

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $330,000 Active 8 DOM
2. 2026-06-18
   days on market $330,000 Active 7 DOM
3. 2026-06-17
   days on market $330,000 Active 6 DOM
4. 2026-06-16
   days on market $330,000 Active 5 DOM
5. 2026-06-15
   days on market $330,000 Active 4 DOM
6. 2026-06-14
   days on market $330,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $330,000 Active 1 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: $796 · $66/mo
• Projected year-2 tax: $2,642 · $220/mo
• Expected delta: +$1,846/yr (+$154/mo · 231.9%)

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

Taxation est. · year 1

• Rental income: $29,736
• − Mortgage interest: −$18,485
• − Property taxes: −$796
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,379
• − Management: −$2,379
• − Depreciation: −$9,600
• Taxable loss: −$5,553
• Est. tax savings @ 24.0%: +$1,333
• After-tax cash flow: $1,611/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Boothbay Harbor

• Score: 79/100
• State rank: #21
• US rank: #2119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,688
• Population (ZIP): 4,608

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 33,059 people
• By 2030: 32,050 · -3.1%
• By 2040: 29,490 · -10.8%
• By 2050: 27,201 · -17.7%
• By 2075: 24,598 · -25.6%
• By 2100: 21,989 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 1% Black 1% Asian 1%
• Common ancestry: Iranian 10% Lithuanian 9% Slovak 8%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: D (+11.2) · D 54.6% · R 43.4% · Other 2.0%
• 2008→2024 swing: -0.8pp no change · 2008: 12.0pp · 2024: 11.2pp
• All cycles: 2024: D+11.2 2020: D+10.3 2016: D+2.4 2012: D+11.7 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.14%
• Current HPI: 311.4962
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+464.1% since first listed

7 events — show timeline

• 2026-06-11 Listed $330,000 MREIS
• 2021-09-08 Sold (MLS) $75,000 MREIS
• 2021-09-07 Pending — MREIS
• 2021-08-13 Pending — MREIS
• 2021-07-08 Listed $75,000 MREIS
• 2011-08-01 Sold (MLS) $55,000 MREIS
• 2011-06-20 Listed $58,500 MREIS

Property tax history

+1.9%/yr

Latest (2025): $796 · +26.3% YoY. Source: county tax records.