71 Mason Bay Rd · Jonesport, ME 04649

$189,000

4 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 27 Days on market

Built 1920 0.55 ac lot

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Why this score? — see what drove the D 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 +15.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Appreciation +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to coastal Downeast Maine living at 71 Mason Bay Road in Jonesport. This classic New Englander offers 4 bedrooms, 1 full bath, and 1,597± square feet of living space on a level 0.55-acre lot just minutes from the working waterfront and town marina. Recent improvements including a metal roof, updated windows and doors, and a heat pump add comfort and efficiency while preserving the home's historic character. Inside, you'll find flexible living spaces with a first-floor bedroom, spacious family room, mudroom, and plenty of room for guests, hobbies, or a home office. Outside, enjoy a deck and easy access to the natural beauty that makes Jonesport so special. Sandy River Beach, G

Key facts

• Metal roof
• Heat pump
• 0.55 acre lot

Tags

• COASTAL DOWNEAST MAINE LIVING
• CLASSIC NEW ENGLANDER
• METAL ROOF
• UPDATED WINDOWS AND DOORS
• HEAT PUMP
• FLEXIBLE LIVING SPACES

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking on site with 1–4 spaces
• Utilities: Electric on site with circuit breakers; Private well water; Water heater: off heating system
• Home design: Single family residence; Built in 1920
• Construction: Wood frame with aluminum and vinyl siding; Block foundation; Metal roof
• Exterior features: Deck; Shed(s); Near town; Level lot; Paved road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor; Bedroom 4 on the second floor; Den on the second floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water heating; Heat pump for heating and cooling
• Interior features: First-floor bedroom; Storage; 8 total rooms
• Laundry & utility: Washer (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $81 ($977/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 $163k (13.7% below list).
• Recommended offer: $163k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Moosabec CSD (rural): math 0% / reading 40% proficiency, ranked #185 of 185 in ME (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jonesport Elementary School (math 84% / reading 74%, grade A, #182 of 294 statewide, top 69%, 98 students, 44% FRL); Jonesport-Beals High School (68 students, 50% FRL).
• Zoned-school proficiency averages 80% at this address vs 20% district-wide (+60 pts) — the actual schools serving this property are materially stronger than the Moosabec CSD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 45 active listings in the ZIP; 67 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($186k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,174 (13.7% below list)

Questions for the listing agent

1. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $94,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Foucher Ln	0.51mi	4/1.0	1,491 (+6%)	12mo	$100,000	$67	56

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

Projected returns pro-forma

-2.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-22,563
• Equity at exit: $31,278

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-10,601
• Equity at exit: $21,713

Cash invested: $52,920 (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 04649

• Home prices YoY: -1.6%
• Active inventory: 45
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$138 /mo · $1,653/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $81

Break-even live

Break-even rent $1,529

Max offer price $189,000

Occupancy floor 90%

Sensitivity live

Price	-10% $188	-5% $135	+0% $81	+5% $28	+10% $-26
Rent	-10% $-47	-5% $17	+0% $81	+5% $146	+10% $210
Rate	-1.0pp $177	-0.5pp $130	base $81	+0.5pp $32	+1.0pp $-17

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $189,000 Active 27 DOM
2. 2026-06-21
   days on market $189,000 Active 26 DOM
3. 2026-06-21
   days on market $189,000 Active 25 DOM
4. 2026-06-18
   days on market $189,000 Active 23 DOM
5. 2026-06-17
   days on market $189,000 Active 22 DOM
6. 2026-06-16
   days on market $189,000 Active 21 DOM
7. 2026-06-15
   days on market $189,000 Active 20 DOM
8. 2026-06-13
   days on market $189,000 Active 18 DOM
9. 2026-06-12
   days on market $189,000 Active 17 DOM
10. 2026-06-09
    days on market $189,000 Active 14 DOM
11. 2026-06-08
    days on market $189,000 Active 13 DOM
12. 2026-06-07
    days on market $189,000 Active 12 DOM
13. 2026-06-05
    days on market $189,000 Active 10 DOM
14. 2026-06-04
    days on market $189,000 Active 8 DOM
15. 2026-06-02
    days on market $189,000 Active 7 DOM
16. 2026-06-01
    days on market $189,000 Active 6 DOM
17. 2026-05-31
    days on market $189,000 Active 5 DOM
18. 2026-05-31
    days on market $189,000 Active 4 DOM
19. 2026-05-26
    listed $189,000 Active

ⓘ 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: $1,653 · $138/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: +$459/yr (+$38/mo · 27.7%)

ⓘ 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 ≥80°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,581
• − Mortgage interest: −$10,587
• − Property taxes: −$1,653
• − Insurance: −$945
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,498
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,514/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: Moosabec CSD
• NCES district ID: 2308400
• Math proficiency: 0% ▬ 0.00%
• Reading proficiency: 40% ▲ 40.00%
• Median HH income: $36,806
• Composite: 19.82/100
• National rank: #13895
• State rank: #185 of 185 in ME

Livability — Jonesport

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

Census & demographics

• Population (ZIP): 1,276

Population outlook (Washington County) Hauer SSP2

• Today (2025): 28,818 people
• By 2030: 27,147 · -5.8%
• By 2040: 23,809 · -17.4%
• By 2050: 21,035 · -27.0%
• By 2075: 16,793 · -41.7%
• By 2100: 14,395 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.5) · D 37.5% · R 61.0% · Other 1.6%
• 2008→2024 swing: -24.5pp toward R · 2008: 1.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+19.8 2016: R+16.2 2012: D+1.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.63%
• Current HPI: 165.0338
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $189,000 MREIS

Property tax history

-0.2%/yr

Latest (2025): $1,653 · +7.3% YoY. Source: county tax records.