443 Cross Rd · Swanville, ME 04915

$279,000

1 bd · 1.5 ba · 2,040 sqft · MultiFamily · 12 Days on market

Built 1988 1.00 ac lot

---

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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Tucked among mature trees and beautifully landscaped grounds, this well-maintained property offers a peaceful setting with room to enjoy both indoors and out. Set on approximately one acre, the home features a single-wide residence on a full foundation, providing more living space than meets the eye. A spacious sunroom welcomes natural light and offers the perfect spot to relax with a morning coffee, enjoy the changing seasons, or gather with friends. The finished walkout basement adds valuable flexible living space suitable for a variety of uses, while the detached two-car garage provides ample room for vehicles, storage, hobbies, or workshop space. Outside, flowering trees, established pl

Key facts

• Spacious sunroom
• 1 acre lot
• 2 garage spots

Tags

• BEAUTIFULLY LANDSCAPED GROUNDS
• SPACIOUS SUNROOM
• FINISHED WALKOUT BASEMENT
• DETACHED TWO-CAR GARAGE
• PRIVATE AND INVITING SETTING
• EASY ACCESS TO SWAN LAKE

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Detached 2-car garage; Gravel parking area with space for 5–10 vehicles; Garage with automatic door opener
• Utilities: Private well water; Private septic (septic tank) with septic design available; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); Built in 1988; Single-story entry (primary living on first floor)
• Construction: Shingle siding; Metal roof; 1988 construction
• Exterior features: Front porch; Shed(s); Rural, wooded lot; Paved road access

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the first floor
• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling; Baseboard heating; Hot water heating; Wood stove
• Interior features: 7 total rooms; Finished full basement with interior entry and walk-out access; Internet access available
• Laundry & utility: Washer; Dryer; Laundry area in the basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath multifamily listed at $279k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 71 (town): math 79% / reading 82% proficiency, ranked #85 of 112 in ME (top 76%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 119 active listings in the ZIP; 143 units permitted in Waldo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Waldo County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $279,000

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: 1.38% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.05%
• DSCR: 1.89
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 12.2%
• Equity multiple: 1.48×
• Total profit: $37,877
• Equity at exit: $41,600

10-year hold

• IRR: 21.1%
• Equity multiple: 2.79×
• Total profit: $139,798
• Equity at exit: $24,123

Cash invested: $78,120 (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 04915

• Home prices YoY: -15.1%
• Active inventory: 119
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,845 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $1,306

Break-even live

Break-even rent $2,192

Max offer price $279,000

Occupancy floor 61%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,844
Total (2 units)			$3,845

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $279,000 Active 12 DOM
2. 2026-06-17
   days on market $279,000 Active 11 DOM
3. 2026-06-16
   days on market $279,000 Active 10 DOM
4. 2026-06-15
   days on market $279,000 Active 9 DOM
5. 2026-06-13
   days on market $279,000 Active 7 DOM
6. 2026-06-12
   days on market $279,000 Active 6 DOM
7. 2026-06-09
   days on market $279,000 Active 3 DOM
8. 2026-06-08
   days on market $279,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $279,000 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: $1,832 · $153/mo
• Projected year-2 tax: $2,813 · $234/mo
• Expected delta: +$981/yr (+$82/mo · 53.6%)

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

Taxation est. · year 1

• Rental income: $46,140
• − Mortgage interest: −$15,628
• − Property taxes: −$1,832
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,691
• − Management: −$3,691
• − Depreciation: −$8,116
• Taxable income: $11,786
• Est. tax owed @ 24.0%: −$2,829
• After-tax cash flow: $12,838/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 71
• NCES district ID: 2314822
• Math proficiency: 79% ▲ 55.00%
• Reading proficiency: 82% ▲ 34.00%
• Median HH income: $43,774
• Composite: 67.47/100
• National rank: #374
• State rank: #85 of 112 in ME

Livability — Swanville

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

Census & demographics

• Population (ZIP): 9,030

Population outlook (Waldo County) Hauer SSP2

• Today (2025): 39,611 people
• By 2030: 39,475 · -0.3%
• By 2040: 38,245 · -3.4%
• By 2050: 36,078 · -8.9%
• By 2075: 29,774 · -24.8%
• By 2100: 22,172 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Chinese 1%

Political lean MEDSL · Waldo

• 2024 margin: Toss-up / Even · D 50.4% · R 47.0% · Other 2.6%
• 2008→2024 swing: -8.3pp toward R · 2008: 11.6pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+4.7 2016: D+0.3 2012: D+10.7 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.00%
• Current HPI: 258.9162
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.5% since first listed

2 events — show timeline

• 2026-06-06 Price Changed $279,000 MREIS
• 2026-06-06 Listed $275,000 MREIS

Property tax history

+1.0%/yr

Latest (2025): $1,832 · +38.9% YoY. Source: county tax records.