676 River Rd · Bucksport, ME 04416

$149,900

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 15 Days on market

Built 1900 0.60 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +6.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this classic farmhouse tucked just off Route 15 in Bucksport. Situated on a 0.60-acre lot just minutes from downtown, this property offers plenty of potential to restore a home to its former charm. The home features a three-bedroom, two-bath layout with additional apartment space on the second level, providing flexibility for future living arrangements or rental possibilities. Spacious room with pellet stove, first floor laundry room and front entry. Outside, you'll find a large open yard, a storage shed, and an impressive two-story detached two-car garage offering plenty of storage and a workshop space. Recent improvements include basement support work and the insta

Key facts

• 0.60-acre lot
• Large open yard
• Storage shed

Tags

• 0.60-ACRE LOT
• ADDITIONAL APARTMENT SPACE
• PELLET STOVE
• FIRST FLOOR LAUNDRY ROOM
• LARGE OPEN YARD
• STORAGE SHED

Property features AI

Exterior

• Parking: Detached garage with 2 car capacity; Additional gravel parking for approximately 5–10 vehicles; Detached vehicle storage with storage above
• Utilities: Private well water; Private sewer; Utilities currently on
• Home design: Single family residence; Built in 1900; In-law floorplan; Pitched shingle roof
• Construction: Wood frame construction with wood siding; Granite foundation
• Exterior features: Deck; Outbuilding and shed(s); Rural lot near railroad; Paved road access; Seasonal river view of the Penobscot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on first floor; Bedroom on second floor; Bedroom on first floor; In-law floorplan area on second floor; Additional room types include mud room, dining room, living room, and other room
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump (also provides cooling); Pellet stove; Circuit breaker electrical service; Water heater with electric and heat pump options
• Interior features: First-floor bedroom; Attic; Pantry; Storage; Internet access available; 10 total rooms; Partial, exterior-entry crawlspace basement with dirt floor
• Laundry & utility: Main-level laundry with washer hookup; Washer and dryer included (negotiable)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.7% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 79 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (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 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: 1.23% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $355,860
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
614 River Rd	0.29mi	3/1.5	1,368 (+4%)	20mo	$370,000	$270	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $559
• Equity at exit: $22,351

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $32,612
• Equity at exit: $12,961

Cash invested: $41,972 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 79
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$217 /mo · $2,600/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $389

Break-even live

Break-even rent $1,348

Max offer price $149,900

Occupancy floor 74%

Sensitivity live

Price	-10% $474	-5% $432	+0% $389	+5% $347	+10% $305
Rent	-10% $244	-5% $317	+0% $389	+5% $462	+10% $535
Rate	-1.0pp $465	-0.5pp $428	base $389	+0.5pp $351	+1.0pp $311

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $149,900 Active 15 DOM
2. 2026-06-21
   days on market $149,900 Active 14 DOM
3. 2026-06-18
   days on market $149,900 Active 12 DOM
4. 2026-06-17
   days on market $149,900 Active 11 DOM
5. 2026-06-16
   days on market $149,900 Active 10 DOM
6. 2026-06-15
   days on market $149,900 Active 9 DOM
7. 2026-06-13
   days on market $149,900 Active 7 DOM
8. 2026-06-12
   days on market $149,900 Active 6 DOM
9. 2026-06-09
   days on market $149,900 Active 3 DOM
10. 2026-06-08
    days on market $149,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $149,900 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: $2,600 · $217/mo
• Projected year-2 tax: $2,600 · $217/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,096
• − Mortgage interest: −$8,397
• − Property taxes: −$2,600
• − Insurance: −$750
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$4,361
• Taxable income: $2,454
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $4,084/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 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucksport, ME
• Population (ZIP): 5,503

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-06 Listed $149,900 MREIS

Property tax history

+5.8%/yr

Latest (2025): $2,600 · +38.4% YoY. Source: county tax records.