8 Millett St · Livermore Falls, ME 04254

$176,000

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 67 Days on market

Built 1955 6,534 sqft lot $196/sqft · 44% above area Est $183k · at est.

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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).

• ARV discount +9.3/15.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• Cash flow +6.3/30.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome to 8 Millet Street in Livermore Falls--a charming 2-bedroom, 1-bath home with potential for a third bedroom by converting the bonus area on the second floor. Offering 1,344 sq. ft. of comfortable living space, this home features a nice backyard for outdoor enjoyment. Recent updates include a new porch roof and front door. Interior improvements feature new ceiling lights, laminate flooring, freshly painted walls and kitchen cabinets, along with a new countertop. Whether you're searching for a primary residence or a solid investment opportunity, this property checks the boxes. Enjoy the warmth of small-town Maine living, all while being conveniently located to Lewiston-Auburn, Farmington, and Augusta--providing easy access to employment, shopping, dining, and more. This home offers an ideal balance of affordability and accessibility.

Key facts

• New porch roof
• Laminate flooring
• New kitchen cabinets

Tags

• NEW PORCH ROOF
• NEW FRONT DOOR
• NEW CEILING LIGHTS
• LAMINATE FLOORING
• FRESHLY PAINTED WALLS
• NEW KITCHEN CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $176k.

Deal economics

• At list price, monthly cash flow is $-310 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $121k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (43.4% below list).
• Recommended offer: $100k (43.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spruce Mountain Middle School (math 83% / reading 83%, grade A+, #47 of 85 statewide, top 58%, 358 students, 58% FRL); Spruce Mountain High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 408 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.9% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 67 days — a 6% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $57k; list at $176k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,626 (43.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 43% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. 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?
8. 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.
9. 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.
10. 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: 0.57% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.55%
• DSCR: 0.66
• GRM: 14.7

CMA / ARV

• ARV (median comp): $183,199
• List price: $176,000
• Delta: -3.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Knapp St	0.10mi	2/1.0	800 (-11%)	1mo	$160,000	$200	77
17 Jewell St	0.39mi	3/1.0 (+1)	865 (-4%)	10mo	$92,500	$107	62
34 Church St	0.13mi	3/2.0 (+1)	924 (+3%)	21mo	$207,000	$224	62
25 Prospect St	0.31mi	2/2.0	980 (+9%)	10mo	$120,000	$122	57
116 Federal Rd	0.70mi	2/1.0	922 (+3%)	17mo	$169,900	$184	49
96 Depot St	0.44mi	1/1.0 (-1)	784 (-12%)	13mo	$232,500	$297	43
108 Park St	0.66mi	3/1.0 (+1)	984 (+10%)	8mo	$233,000	$237	41
85 Botka Hill Rd	0.45mi	3/1.0 (+1)	990 (+10%)	18mo	$168,000	$170	41
4 Oak St	0.59mi	2/1.5	1,016 (+13%)	12mo	$163,000	$160	38
123 Park St	0.68mi	3/1.0 (+1)	1,000 (+12%)	16mo	$160,000	$160	31

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

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.19×
• Total profit: $9,403
• Equity at exit: $87,652

10-year hold

• IRR: 6.3%
• Equity multiple: 2.05×
• Total profit: $51,545
• Equity at exit: $142,114

Cash invested: $49,280 (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 04254

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $996 medium
• Mortgage (P&I): −$923
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $-310

Break-even live

Break-even rent $1,389

Max offer price $121,237

Occupancy floor —

Sensitivity live

Price	-10% $-210	-5% $-260	+0% $-310	+5% $-360	+10% $-410
Rent	-10% $-389	-5% $-349	+0% $-310	+5% $-271	+10% $-231
Rate	-1.0pp $-221	-0.5pp $-265	base $-310	+0.5pp $-356	+1.0pp $-402

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: $44,000
• Closing costs: $5,280
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $176,000 Active 67 DOM
2. 2026-06-21
   days on market $176,000 Active 66 DOM
3. 2026-06-21
   days on market $176,000 Active 65 DOM
4. 2026-06-18
   days on market $176,000 Active 63 DOM
5. 2026-06-17
   days on market $176,000 Active 62 DOM
6. 2026-06-16
   days on market $176,000 Active 61 DOM
7. 2026-06-15
   days on market $176,000 Active 60 DOM
8. 2026-06-13
   days on market $176,000 Active 58 DOM
9. 2026-06-12
   statusdays on market $176,000 Active 57 DOM
10. 2026-06-09
    days on market $176,000 Active Under Contract 54 DOM
11. 2026-06-08
    days on market $176,000 Active Under Contract 53 DOM
12. 2026-06-07
    days on market $176,000 Active Under Contract 52 DOM
13. 2026-06-07
    days on market $176,000 Active Under Contract 51 DOM
14. 2026-06-04
    days on market $176,000 Active Under Contract 48 DOM
15. 2026-06-02
    days on market $176,000 Active Under Contract 47 DOM
16. 2026-06-01
    status $176,000 Active Under Contract 46 DOM
17. 2026-06-01
    days on market $176,000 Active 46 DOM
18. 2026-05-31
    days on market $176,000 Active 45 DOM
19. 2026-05-31
    days on market $176,000 Active 44 DOM
20. 2026-04-16
    listed $180,000 Active 851-char remark

    Show marketing remark (851 chars)

    Welcome to 8 Millet Street in Livermore Falls--a charming 2-bedroom, 1-bath home with potential for a third bedroom by converting the bonus area on the second floor. Offering 1,344 sq. ft. of comfortable living space, this home features a nice backyard for outdoor enjoyment. Recent updates include a new porch roof and front door. Interior improvements feature new ceiling lights, laminate flooring, freshly painted walls and kitchen cabinets, along with a new countertop. Whether you're searching for a primary residence or a solid investment opportunity, this property checks the boxes. Enjoy the warmth of small-town Maine living, all while being conveniently located to Lewiston-Auburn, Farmington, and Augusta--providing easy access to employment, shopping, dining, and more. This home offers an ideal balance of affordability and accessibility.

21. 2025-12-29
    soldstatus $57,000 Closed 1052-char remark

    Show marketing remark (1052 chars)

    8 Millet Street in Livermore Falls is a 3-bedroom, 1-bath home with 896 sq. ft. on a tidy . 15-acre lot. Now, let's be honest—she's a bit rough around the edges. Think more ''before picture'' than ''after picture. '' But around here, folks know a fixer-upper just means opportunity if you're handy with a hammer and not afraid to get your boots dirty. This spot has all the makings of a solid investment. Flip it, rent it, or just shine it up and watch the value grow—whatever your play, it's the kind of property where sweat equity can actually pay off. It's got that small-town Maine vibe baked right in, where neighbors still wave when you drive by, and the pace is just a little slower. And here's the kicker—you're only about 30 minutes from Lewiston-Auburn. That makes it a sweet spot for anyone looking for affordable living with a doable commute to bigger job markets. Around here, deals like this don't hang around long, so if you've got the grit (and maybe a toolbelt), 8 Millet St might just be your next wicked smart move.

22. 2025-10-24
    status Pending 1052-char remark

    Show marketing remark (1052 chars)

    8 Millet Street in Livermore Falls is a 3-bedroom, 1-bath home with 896 sq. ft. on a tidy . 15-acre lot. Now, let's be honest—she's a bit rough around the edges. Think more ''before picture'' than ''after picture. '' But around here, folks know a fixer-upper just means opportunity if you're handy with a hammer and not afraid to get your boots dirty. This spot has all the makings of a solid investment. Flip it, rent it, or just shine it up and watch the value grow—whatever your play, it's the kind of property where sweat equity can actually pay off. It's got that small-town Maine vibe baked right in, where neighbors still wave when you drive by, and the pace is just a little slower. And here's the kicker—you're only about 30 minutes from Lewiston-Auburn. That makes it a sweet spot for anyone looking for affordable living with a doable commute to bigger job markets. Around here, deals like this don't hang around long, so if you've got the grit (and maybe a toolbelt), 8 Millet St might just be your next wicked smart move.

23. 2025-09-09
    listed $60,000 Active 1052-char remark

    Show marketing remark (1052 chars)

    8 Millet Street in Livermore Falls is a 3-bedroom, 1-bath home with 896 sq. ft. on a tidy . 15-acre lot. Now, let's be honest—she's a bit rough around the edges. Think more ''before picture'' than ''after picture. '' But around here, folks know a fixer-upper just means opportunity if you're handy with a hammer and not afraid to get your boots dirty. This spot has all the makings of a solid investment. Flip it, rent it, or just shine it up and watch the value grow—whatever your play, it's the kind of property where sweat equity can actually pay off. It's got that small-town Maine vibe baked right in, where neighbors still wave when you drive by, and the pace is just a little slower. And here's the kicker—you're only about 30 minutes from Lewiston-Auburn. That makes it a sweet spot for anyone looking for affordable living with a doable commute to bigger job markets. Around here, deals like this don't hang around long, so if you've got the grit (and maybe a toolbelt), 8 Millet St might just be your next wicked smart move.

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,801 · $150/mo
• Expected delta: +$592/yr (+$49/mo · 49.0%)

ⓘ 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 ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,955
• − Mortgage interest: −$9,859
• − Property taxes: −$1,209
• − Insurance: −$880
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$5,120
• Taxable loss: −$7,025
• Est. tax savings @ 24.0%: +$1,686
• After-tax cash flow: $-2,034/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore Falls, ME
• Population (ZIP): 3,076

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 18% German 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 330.6379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+200.0% since first listed

4 events — show timeline

• 2026-04-16 Listed $180,000 MREIS
• 2025-12-29 Sold (MLS) $57,000 MREIS
• 2025-10-24 Pending — MREIS
• 2025-09-09 Listed $60,000 MREIS

Property tax history

+1.3%/yr

Latest (2025): $1,209 · +22.6% YoY. Source: county tax records.