5 Oceanville Rd · Stonington, ME 04681

$79,900

2 bd · 1.0 ba · 1,057 sqft · MultiFamily · 101 Days on market

Built 1950 0.40 ac lot $76/sqft · 63% below area ↓ 37% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +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

Searching for a creative canvas for your real estate dreams? This 2-bedroom, 1-bath fixer-upper is primed for a present-day glow-up. Home is in need of work but with location and some sweat equity this home could be the one. While the home does need some repairs, it appears to have good bones and provide the chance to make updates at your own pace and truly tailor the space to your style. Mold is suspected but not verified. Showing Instructions: BrokerBay; Show Without Notice; Internal Remarks/Contingency: Home is winterized and power is shut off. The mobile home on the property has soft floors and is not in livable condition.

Key facts

• 0.4 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $80k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% 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.
• Deer Isle-Stonington CSD (rural): math 15% / reading 40% proficiency, ranked #173 of 185 in ME (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Deer Isle-Stonington Elementary Sch (math 62% / reading 77%, grade A-, #265 of 294 statewide, top 93%, 203 students, 35% FRL); Deer Isle-Stonington High Sch (math 84% / reading 84%, grade A, #75 of 108 statewide, top 83%, 115 students, 56% FRL).
• Zoned-school proficiency averages 77% at this address vs 28% district-wide (+50 pts) — the actual schools serving this property are materially stronger than the Deer Isle-Stonington CSD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 18 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $5k appreciation (6.0% local appreciation)).
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 79% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.18%
• DSCR: 1.81
• GRM: 5.7

CMA / ARV

• ARV (median comp): $213,859
• List price: $79,900
• Delta: -62.64%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

6.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.01×
• Total profit: $44,880
• Equity at exit: $50,434

10-year hold

• IRR: 28.5%
• Equity multiple: 6.15×
• Total profit: $115,123
• Equity at exit: $91,637

Cash invested: $22,372 (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 04681

• Home prices YoY: 3.6%
• Active inventory: 18
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$125 /mo · $1,502/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $339

Break-even live

Break-even rent $731

Max offer price $79,900

Occupancy floor 66%

Sensitivity live

Price	-10% $384	-5% $362	+0% $339	+5% $316	+10% $294
Rent	-10% $247	-5% $293	+0% $339	+5% $385	+10% $431
Rate	-1.0pp $379	-0.5pp $359	base $339	+0.5pp $318	+1.0pp $297

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $79,900 Active 101 DOM
2. 2026-06-21
   days on market $79,900 Active 100 DOM
3. 2026-06-21
   pricedays on market $79,900 Active 99 DOM
4. 2026-06-18
   days on market $85,000 Active 97 DOM
5. 2026-06-17
   days on market $85,000 Active 96 DOM
6. 2026-06-16
   days on market $85,000 Active 95 DOM
7. 2026-06-15
   days on market $85,000 Active 94 DOM
8. 2026-06-13
   days on market $85,000 Active 92 DOM
9. 2026-06-12
   pricedays on market $85,000 Active 91 DOM
10. 2026-06-09
    days on market $90,000 Active 88 DOM
11. 2026-06-08
    days on market $90,000 Active 87 DOM
12. 2026-06-07
    days on market $90,000 Active 86 DOM
13. 2026-06-07
    days on market $90,000 Active 85 DOM
14. 2026-06-04
    days on market $90,000 Active 82 DOM
15. 2026-06-03
    price $90,000 Active 81 DOM
16. 2026-06-02
    days on market $95,000 Active 81 DOM
17. 2026-06-01
    days on market $95,000 Active 80 DOM
18. 2026-05-31
    days on market $95,000 Active 79 DOM
19. 2026-05-31
    days on market $95,000 Active 78 DOM
20. 2026-04-30
    price $95,000 635-char remark

    Show marketing remark (635 chars)

    Searching for a creative canvas for your real estate dreams? This 2-bedroom, 1-bath fixer-upper is primed for a present-day glow-up. Home is in need of work but with location and some sweat equity this home could be the one. While the home does need some repairs, it appears to have good bones and provide the chance to make updates at your own pace and truly tailor the space to your style. Mold is suspected but not verified. Showing Instructions: BrokerBay; Show Without Notice; Internal Remarks/Contingency: Home is winterized and power is shut off. The mobile home on the property has soft floors and is not in livable condition.

21. 2026-03-30
    price $100,000 635-char remark

    Show marketing remark (635 chars)

    Searching for a creative canvas for your real estate dreams? This 2-bedroom, 1-bath fixer-upper is primed for a present-day glow-up. Home is in need of work but with location and some sweat equity this home could be the one. While the home does need some repairs, it appears to have good bones and provide the chance to make updates at your own pace and truly tailor the space to your style. Mold is suspected but not verified. Showing Instructions: BrokerBay; Show Without Notice; Internal Remarks/Contingency: Home is winterized and power is shut off. The mobile home on the property has soft floors and is not in livable condition.

22. 2026-03-18
    price $110,000 635-char remark

    Show marketing remark (635 chars)

    Searching for a creative canvas for your real estate dreams? This 2-bedroom, 1-bath fixer-upper is primed for a present-day glow-up. Home is in need of work but with location and some sweat equity this home could be the one. While the home does need some repairs, it appears to have good bones and provide the chance to make updates at your own pace and truly tailor the space to your style. Mold is suspected but not verified. Showing Instructions: BrokerBay; Show Without Notice; Internal Remarks/Contingency: Home is winterized and power is shut off. The mobile home on the property has soft floors and is not in livable condition.

23. 2026-03-13
    listed $120,000 Active 635-char remark

    Show marketing remark (635 chars)

    Searching for a creative canvas for your real estate dreams? This 2-bedroom, 1-bath fixer-upper is primed for a present-day glow-up. Home is in need of work but with location and some sweat equity this home could be the one. While the home does need some repairs, it appears to have good bones and provide the chance to make updates at your own pace and truly tailor the space to your style. Mold is suspected but not verified. Showing Instructions: BrokerBay; Show Without Notice; Internal Remarks/Contingency: Home is winterized and power is shut off. The mobile home on the property has soft floors and is not in livable condition.

24. 2025-12-28
    price $150,000

ⓘ 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: $1,502 · $125/mo
• Projected year-2 tax: $1,502 · $125/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $13,919
• − Mortgage interest: −$4,476
• − Property taxes: −$1,502
• − Insurance: −$400
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,324
• Taxable income: $2,991
• Est. tax owed @ 24.0%: −$718
• After-tax cash flow: $3,349/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: Deer Isle-Stonington CSD
• NCES district ID: 2304895
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 40% ▲ 15.00%
• Median HH income: $43,358
• Composite: 26.39/100
• National rank: #12658
• State rank: #173 of 185 in ME

Livability — Stonington

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

Census & demographics

• Population (ZIP): 906

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Slovak 7% Romanian 2% Scottish 2%
• Foreign-born: 6% · Canada

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: ▲ 6.04%
• Current HPI: 175.5837
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-36.7% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $95,000 MREIS
• 2026-03-30 Price Changed $100,000 MREIS
• 2026-03-18 Price Changed $110,000 MREIS
• 2026-03-13 Listed $120,000 MREIS
• 2025-12-28 Price Changed $150,000 MREIS

Property tax history

+4.4%/yr

Latest (2025): $1,502 · +3.9% YoY. Source: county tax records.