30 Elm St · Old Town, ME 04468

$145,000

3 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 137 Days on market

Built 1890 0.38 ac lot Est $252k · 42% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.4/10.0
• Schools +6.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks

Fixer-Upper 5 Bed, 1 Bath w/ Duplex Potential Large 0.38 acre lot very conveniently located on Elm st. in Old Town. Just a few minutes from the university. Exterior and foundation work has just been completed. Updates include brand new vinyl siding, 1 inch of foam insulation added, newer metal roof, newer windows (many brand new), painted and/or replaced fascia around house. Solid foundation with some block repairs recently done. Needs complete interior renovation (Electrical, plumbing, drywall, etc. ). Current layout is a 5 bedroom, 1 bath. Could easily add a 2nd bathroom on the second floor. Could potentially be made made into a duplex as well. Includes heated 24x30 1 car garage with att

Key facts

• Large lot
• Solid foundation
• Newer windows

Tags

• DUPLEX POTENTIAL
• LARGE LOT
• NEW VINYL SIDING
• NEWER METAL ROOF
• NEWER WINDOWS
• SOLID FOUNDATION

Property features AI

Finance

• Financial info: Annual taxes listed

Exterior

• Parking: Detached garage (1-car); Carport; 1–4 paved on-site parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Built in 1890; Pitched metal roof; Vinyl siding with wood frame construction; R-2 general residential zoning; Intown entry orientation
• Construction: Block, stone, and pillar/post/pier foundation
• Exterior features: Sidewalks; In-town location; Near shopping; Neighborhood setting; Paved road

Interior

• Kitchen: Refrigerator; Gas range
• Bedrooms: Five bedrooms, all on the first floor
• Flooring: Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Circuit breaker electric service
• Interior features: Walk-in closets; Storage; Internet access available; Cable

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.0% in Old Town — 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 75/100 on livability (#38 in ME, #3,905 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• RSU 34 (suburban): math 81% / reading 83% proficiency, ranked #80 of 112 in ME (top 71%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent runs 41% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Penobscot County population projected at -17% 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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1890 — 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.02%
• DSCR: 1.53
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $251,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Fifth St	0.26mi	3/2.5	1,512 (+0%)	2mo	$295,000	$195	80
26 Elm St	0.01mi	3/2.0	1,305 (-13%)	6mo	$209,000	$160	68
108 Middle St	0.14mi	3/2.0	1,368 (-9%)	9mo	$264,900	$194	67
24 Gilman Falls Ave	0.49mi	3/1.5	1,437 (-5%)	1mo	$271,500	$189	66
110 Lincoln St	0.38mi	3/1.0	1,600 (+6%)	11mo	$284,200	$178	63
59 Carroll St	0.45mi	4/1.5 (+1)	1,578 (+5%)	2mo	$251,000	$159	62
87 Veazie St	0.31mi	4/1.5 (+1)	1,355 (-10%)	9mo	$215,000	$159	55
164 Lincoln St	0.48mi	3/1.5	1,682 (+12%)	2mo	$281,000	$167	55
202 Fourth St	0.34mi	3/1.0	1,700 (+13%)	12mo	$222,500	$131	52
377 Stillwater Ave	0.47mi	4/2.0 (+1)	1,614 (+7%)	7mo	$249,900	$155	51
133 Front St	0.65mi	4/1.0 (+1)	1,641 (+9%)	3mo	$179,000	$109	47
58 Fourth St	0.61mi	3/2.5	1,650 (+10%)	8mo	$450,000	$273	43

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $2,508
• Equity at exit: $21,620

10-year hold

• IRR: 11.3%
• Equity multiple: 1.89×
• Total profit: $35,961
• Equity at exit: $12,537

Cash invested: $40,600 (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 04468

• Home prices YoY: -1.8%
• Active inventory: 46
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,941 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$306 /mo · $3,668/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $407

Break-even live

Break-even rent $1,426

Max offer price $145,000

Occupancy floor 74%

Sensitivity live

Price	-10% $489	-5% $448	+0% $407	+5% $366	+10% $325
Rent	-10% $253	-5% $330	+0% $407	+5% $483	+10% $560
Rate	-1.0pp $480	-0.5pp $444	base $407	+0.5pp $369	+1.0pp $331

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Jefferson St Unit 5 Old Town, ME	3.0	2.0	1250	$1,795	$1.44	44d	1	0.26mi
53 Perkins Ave Apt 1 Old Town, ME	3.0	1.5	1400	$2,100	$1.50	44d	1	0.38mi
128 Jefferson St Old Town, ME	3.0	1.0	1300	$1,850	$1.42	44d	1	0.42mi
13 Eaton St Old Town, ME	3.0	1.0	1200	$2,100	$1.75	44d	1	0.59mi

Listing history 27 events

1. 2026-06-18
   status $145,000 Pending 137 DOM
2. 2026-06-17
   days on market $145,000 Active Under Contract 137 DOM
3. 2026-06-16
   days on market $145,000 Active Under Contract 136 DOM
4. 2026-06-15
   days on market $145,000 Active Under Contract 135 DOM
5. 2026-06-14
   days on market $145,000 Active Under Contract 133 DOM
6. 2026-06-13
   days on market $145,000 Active Under Contract 132 DOM
7. 2026-06-10
   days on market $145,000 Active Under Contract 130 DOM
8. 2026-06-09
   days on market $145,000 Active Under Contract 129 DOM
9. 2026-06-08
   days on market $145,000 Active Under Contract 128 DOM
10. 2026-06-07
    days on market $145,000 Active Under Contract 127 DOM
11. 2026-06-02
    days on market $145,000 Active Under Contract 122 DOM
12. 2026-06-01
    days on market $145,000 Active Under Contract 121 DOM
13. 2026-05-31
    days on market $145,000 Active Under Contract 120 DOM
14. 2026-05-30
    days on market $145,000 Active Under Contract 119 DOM
15. 2026-04-15
    historical Active Under Contract
16. 2026-03-24
    price $145,000
17. 2026-02-26
    status Active
18. 2026-01-26
    status Pending
19. 2026-01-02
    listed $149,000 Active
20. 2023-02-16
    listed $52,250
21. 2019-08-30
    historical
22. 2019-08-06
    price $90,000
23. 2019-07-23
    price $95,000
24. 2019-07-08
    price $104,000
25. 2019-06-05
    price $109,000
26. 2019-04-30
    price $114,000
27. 2019-04-15
    listed $119,000 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: $3,668 · $306/mo
• Projected year-2 tax: $3,668 · $306/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $23,288
• − Mortgage interest: −$8,122
• − Property taxes: −$3,668
• − Insurance: −$725
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − Depreciation: −$4,218
• Taxable income: $2,828
• Est. tax owed @ 24.0%: −$679
• After-tax cash flow: $4,201/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 34
• NCES district ID: 2314782
• Math proficiency: 81% ▲ 48.00%
• Reading proficiency: 83% ▲ 31.00%
• Median HH income: $39,466
• Composite: 68.31/100
• National rank: #351
• State rank: #80 of 112 in ME

Livability — Old Town

• Score: 75/100
• State rank: #38
• US rank: #3905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Town, ME
• County: Penobscot County · 81,539 people
• City population: 9,291
• Metro: Bangor, ME
• Population (ZIP): 9,291
• Household income: $56,358
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 334.0

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Native American 6% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.29%
• Current HPI: 285.3183
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+21.8% since first listed

13 events — show timeline

• 2026-04-15 Contingent — MREIS
• 2026-03-24 Price Changed $145,000 MREIS
• 2026-02-26 Relisted — MREIS
• 2026-01-26 Pending — MREIS
• 2026-01-02 Listed $149,000 MREIS
• 2023-02-16 Listed $52,250 MREIS
• 2019-08-30 Delisted — MREIS
• 2019-08-06 Price Changed $90,000 MREIS
• 2019-07-23 Price Changed $95,000 MREIS
• 2019-07-08 Price Changed $104,000 MREIS
• 2019-06-05 Price Changed $109,000 MREIS
• 2019-04-30 Price Changed $114,000 MREIS
• 2019-04-15 Listed $119,000 MREIS

Property tax history

+4.2%/yr

Latest (2025): $3,668 · +12.9% YoY. Source: county tax records.