8 Morrill St · Buckfield, ME 04220

$225,000

3 bd · 1.5 ba · 2,110 sqft · MultiFamily · 39 Days on market

Built 1900 0.50 ac lot $107/sqft · 32% below area Est $330k · 32% 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 +18.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +5.7/10.0
• 1% rule +4.1/10.0
• 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

Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

Key facts

• Updated heating
• New appliances
• Structural updates

Tags

• UPDATED PLUMBING
• UPDATED HEATING
• UPDATED ELECTRICAL SYSTEMS
• STRUCTURAL UPDATES
• REINFORCED SUPPORTING BEAMS
• NEW APPLIANCES

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Attached 2-car garage with storage above; Paved parking with room for 5–10 vehicles
• Utilities: Public water; Private sewer; Electric water heater
• Home design: Single family residence; Built in 1900
• Construction: Wood frame construction with wood siding; Stone and brick/mortar foundation; Metal roof
• Exterior features: Porch; Barn(s); Property is level, intown and near town in a neighborhood setting

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen on first level (approx. 18.04 x 14.03)
• Bedrooms: Bedroom 1 on second level (approx. 12.11 x 12.05); Bedroom 2 on second level (approx. 10.02 x 11.03); Bedroom 3 on second level (approx. 10.11 x 12.1)
• Flooring: Vinyl; Wood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Direct vent furnace heating; Heat pump cooling; Circuit breaker electrical service
• Interior features: Attic; Full unfinished basement with interior entry, sump pump
• Laundry & utility: Laundry located on the second level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $205k (8.7% below list).
• Recommended offer: $205k (8.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hartford-Sumner Elementary School (math 77% / reading 82%, grade A, #182 of 294 statewide, top 69%, 303 students, 54% FRL); Mountain Valley Middle School (math 69% / reading 78%, grade A, #79 of 85 statewide, top 95%, 354 students, 76% FRL); Buckfield Jr-Sr High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 222 students, 40% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $225k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,494 (8.7% below list)

Questions for the listing agent

1. It's been on market 39 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.91% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.1

CMA / ARV

• ARV (median comp): $329,828
• List price: $225,000
• Delta: -31.78%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 3.14×
• Total profit: $135,029
• Equity at exit: $202,698

10-year hold

• IRR: 23.6%
• Equity multiple: 7.15×
• Total profit: $387,684
• Equity at exit: $437,126

Cash invested: $63,000 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $197

Break-even live

Break-even rent $1,806

Max offer price $225,000

Occupancy floor 85%

Sensitivity live

Price	-10% $324	-5% $261	+0% $197	+5% $133	+10% $69
Rent	-10% $34	-5% $116	+0% $197	+5% $278	+10% $359
Rate	-1.0pp $310	-0.5pp $254	base $197	+0.5pp $139	+1.0pp $79

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-22
   days on market $225,000 Active 39 DOM
2. 2026-06-21
   days on market $225,000 Active 38 DOM
3. 2026-06-21
   days on market $225,000 Active 37 DOM
4. 2026-06-18
   days on market $225,000 Active 35 DOM
5. 2026-06-17
   days on market $225,000 Active 34 DOM
6. 2026-06-16
   days on market $225,000 Active 33 DOM
7. 2026-06-15
   days on market $225,000 Active 32 DOM
8. 2026-06-13
   days on market $225,000 Active 30 DOM
9. 2026-06-12
   days on market $225,000 Active 29 DOM
10. 2026-06-09
    days on market $225,000 Active 26 DOM
11. 2026-06-08
    days on market $225,000 Active 25 DOM
12. 2026-06-07
    days on market $225,000 Active 24 DOM
13. 2026-06-07
    days on market $225,000 Active 23 DOM
14. 2026-06-04
    days on market $225,000 Active 20 DOM
15. 2026-06-02
    days on market $225,000 Active 19 DOM
16. 2026-06-01
    price $225,000 Active 18 DOM
17. 2026-06-01
    days on market $240,000 Active 18 DOM
18. 2026-05-31
    days on market $240,000 Active 17 DOM
19. 2026-05-31
    days on market $240,000 Active 16 DOM
20. 2026-05-14
    listed $250,000 Active 1479-char remark
21. 2025-04-10
    soldstatus $105,000 Closed 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

22. 2025-03-28
    status Pending 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

23. 2025-03-11
    status Active 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

24. 2025-01-28
    status Pending 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

25. 2025-01-14
    status Active 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

26. 2025-01-06
    status Pending 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

27. 2024-11-27
    listed $109,900 Active 856-char remark

    Show marketing remark (856 chars)

    Step into history with this charming, large old home nestled in the heart of a picturesque small town. Bursting with character and potential, this property offers spacious rooms, classic architectural details, and endless possibilities to craft your perfect haven. But that's not all—this gem includes a two-story barn! Whether you envision a workshop, art studio, guest quarters, or storage for your next big project, this barn is ready to transform your dreams into reality. Set on a generous lot with mature trees and just a stone's throw from local shops and community charm, this property is a blank canvas for your creativity. Ready to restore, reimagine, and reclaim its glory, this is more than a house—it's your next chapter. Seize this rare opportunity and unlock the potential of a property that promises to be anything but ordinary!

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $2,448 · $204/mo
• Expected delta: +$612/yr (+$51/mo · 33.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,659
• − Mortgage interest: −$12,603
• − Property taxes: −$1,835
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$6,545
• Taxable loss: −$1,395
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $2,697/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Buckfield

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

Census & demographics

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+104.7% since first listed

10 events — show timeline

• 2026-06-01 Price Changed $225,000 MREIS
• 2026-05-26 Price Changed $240,000 MREIS
• 2026-05-14 Listed $250,000 MREIS
• 2025-04-10 Sold (MLS) $105,000 MREIS
• 2025-03-28 Pending — MREIS
• 2025-03-11 Relisted — MREIS
• 2025-01-28 Pending — MREIS
• 2025-01-14 Relisted — MREIS
• 2025-01-06 Pending — MREIS
• 2024-11-27 Listed $109,900 MREIS

Property tax history

-3.3%/yr

Latest (2025): $1,835 · +16.4% YoY. Source: county tax records.