10 S Park St · Caribou, ME 04736

$79,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1930 0.28 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom, 1 1/2 bath home on a nice intown lot. Front and rear decks. Check it out today.

Key facts

• 0.28 acre lot
• Parking
• Built 1930

Property features AI

Finance

• Financial info: Residential zoning

Exterior

• Parking: Gravel off-street parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Single family residence; Built in 1930; Vinyl siding with wood frame construction; Shingle roof
• Construction: Wood frame construction; Vinyl siding; Shingle roof; Built in 1930
• Exterior features: Intown neighborhood setting; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the second floor
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: 8 total rooms; Unfinished basement with interior entry and doghouse access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 9.8% vs local median 3.6% in Caribou — 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 74/100 on livability (#46 in ME, #4,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, amenities F.
• RSU 39 (town): math 82% / reading 83% proficiency, ranked #79 of 112 in ME (top 70%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 83 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% 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 $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.42% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $184,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Park St	0.19mi	3/2.0	1,296 (-0%)	9mo	$120,000	$93	81
33 Elmwood Ave	0.36mi	3/1.0	1,272 (-2%)	3mo	$174,900	$138	75
44 Garden Cir	0.51mi	3/1.0	1,296 (-0%)	3mo	$185,000	$143	72
18 Park St	0.30mi	3/1.5	1,176 (-10%)	3mo	$168,000	$143	68
10 Laurette Cir	0.37mi	4/1.0 (+1)	1,248 (-4%)	6mo	$178,400	$143	64
21 Thomas Ave	0.48mi	2/1.5 (-1)	1,401 (+8%)	2mo	$149,000	$106	59
13 Elizabeth Ave	0.68mi	4/1.0 (+1)	1,277 (-2%)	10mo	$179,900	$141	50
11 Violette St	0.73mi	3/1.0	1,196 (-8%)	6mo	$206,000	$172	45
1 Caroline Ave	0.42mi	2/2.0 (-1)	1,181 (-9%)	21mo	$95,000	$80	41
34 Prospect St	0.65mi	3/1.5	1,176 (-10%)	20mo	$166,500	$142	37

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,138
• Equity at exit: $11,913

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $21,517
• Equity at exit: $6,908

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 04736

• Home prices YoY: -18.6%
• Active inventory: 83
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$207 /mo · $2,485/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $236

Break-even live

Break-even rent $835

Max offer price $79,900

Occupancy floor 74%

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 1 events

1. 2026-05-22
   listed $79,900 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: $2,485 · $207/mo
• Projected year-2 tax: $2,485 · $207/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $13,594
• − Mortgage interest: −$4,476
• − Property taxes: −$2,485
• − Insurance: −$400
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$2,324
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,410/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 39
• NCES district ID: 2314794
• Math proficiency: 82% ▲ 55.00%
• Reading proficiency: 83% ▲ 39.00%
• Median HH income: $38,159
• Composite: 68.6/100
• National rank: #341
• State rank: #79 of 112 in ME

Livability — Caribou

• Score: 74/100
• State rank: #46
• US rank: #4849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caribou, ME
• City population: 9,107
• Population (ZIP): 9,107

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $79,900 MREIS

Property tax history

+4.5%/yr

Latest (2024): $2,485 · +9.8% YoY. Source: county tax records.