225 Middle Rd · Sabattus, ME 04280

$135,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 2 Days on market

Built 1979 3.70 ac lot ↓ 4% since listing

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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 +14.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +4.9/10.0
• DSCR +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on 3.7 acres, this 3-bedroom, 1-bath home offers a great opportunity to build equity and make it your own. Conveniently located close to I-95 and nearby amenities, the property provides a practical layout, a garage under the home, and plenty of outdoor space to enjoy. Please note, the home will need heat installed. A great option for buyers looking for potential, space, and convenience.

Key facts

• 3.7 acre lot
• Garage
• Built 1979

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Has garage (1 space); Additional gravel parking for 5–10 vehicles; Basement vehicle storage
• Utilities: Electric service with circuit breakers; Private water; Private sewer; Electric water heater
• Home design: Single family residence; First-floor main living level
• Construction: Built in 1987; Wood frame with vinyl siding; Shingle roof
• Exterior features: Near turnpike/interstate; Near town; Rural setting; Level lot; Wooded; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor; Bedroom 3 on the first floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Has heating
• Interior features: Five total rooms; Interior basement entry; Full walk-out basement with dirt floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $34 ($407/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 $133k (1.4% below list).
• Recommended offer: $133k (1.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 04 (rural): math 68% / reading 71% proficiency, ranked #110 of 112 in ME (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Androscoggin County population projected at -19% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Recommended offer $133,111 (1.4% below list)

Questions for the listing agent

1. Built in 1979 — 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 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: 0.99% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 8.5

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: 25.1%
• Equity multiple: 3.00×
• Total profit: $75,759
• Equity at exit: $121,619

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $221,541
• Equity at exit: $262,275

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 04280

• Home prices YoY: 4.3%
• Active inventory: 29
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$253 /mo · $3,041/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $34

Break-even live

Break-even rent $1,288

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $110	-5% $72	+0% $34	+5% $-4	+10% $-42
Rent	-10% $-71	-5% $-19	+0% $34	+5% $87	+10% $139
Rate	-1.0pp $102	-0.5pp $68	base $34	+0.5pp $-1	+1.0pp $-37

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 3 events

1. 2026-06-19
   days on market $135,000 Active 2 DOM
2. 2026-06-18
   remarks 393-char remark
3. 2026-06-18
   listed $135,000 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: $3,041 · $253/mo
• Projected year-2 tax: $3,041 · $253/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: $15,973
• − Mortgage interest: −$7,562
• − Property taxes: −$3,041
• − Insurance: −$675
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,927
• Taxable loss: −$1,788
• Est. tax savings @ 24.0%: +$429
• After-tax cash flow: $837/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 04
• NCES district ID: 2314783
• Math proficiency: 68% ▲ 47.00%
• Reading proficiency: 71% ▲ 26.00%
• Median HH income: $57,293
• Composite: 59.64/100
• National rank: #906
• State rank: #110 of 112 in ME

Livability — Sabattus

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

Census & demographics

• Population (ZIP): 6,886

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Asian 5% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 16% Russian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.11%
• Current HPI: 369.2807
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.6% since first listed

5 events — show timeline

• 2026-06-17 Listed $135,000 MREIS
• 2020-01-30 Delisted — MREIS
• 2019-12-12 Price Changed $125,000 MREIS
• 2019-12-09 Price Changed $135,000 MREIS
• 2019-12-02 Listed $140,000 MREIS

Property tax history

+1.3%/yr

Latest (2025): $3,041 · +4.2% YoY. Source: county tax records.