12 Brook Ct · Limestone, ME 04750

$67,000

2 bd · 1.0 ba · 720 sqft · Other · 331 Days on market

Built 1971 0.26 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy two bedroom MH with fresh paint, new flooring through out, vinyl replacement windows, new entry doors, metal roof and front deck. Ready to move into.

Key facts

• Metal roof
• Front deck
• Fresh paint

Tags

• FRESH PAINT
• NEW FLOORING
• VINYL REPLACEMENT WINDOWS
• NEW ENTRY DOORS
• METAL ROOF
• FRONT DECK

Property features AI

Exterior

• Parking: 1–4 on-site spaces; Gravel parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Mobile home (single wide); One story; Entrance on first floor
• Construction: Built in 1971; Vinyl siding; Steel frame; Metal roof; Gravel/pad foundation
• Exterior features: Deck; Open, level lot; Intown location; Paved road access

Interior

• Kitchen: Refrigerator; Electric range; Eat-in kitchen
• Bedrooms: Bedroom 1 (first floor) — approx. 9 x 8.5 ft; Bedroom 2 (first floor) — approx. 12 x 8 ft
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Electric water heater
• Interior features: First-floor bedroom; Shower; Eat-in kitchen; 4 total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $67k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Recommended offer: $59k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Market conditions: 27 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($463 loan paydown + $1k appreciation (1.7% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($59k) 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.54% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.1%
• Equity multiple: 2.55×
• Total profit: $29,011
• Equity at exit: $25,458

10-year hold

• IRR: 30.8%
• Equity multiple: 4.92×
• Total profit: $73,507
• Equity at exit: $35,930

Cash invested: $18,760 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $398

Break-even live

Break-even rent $527

Max offer price $67,000

Occupancy floor 56%

Sensitivity live

Price	-10% $436	-5% $417	+0% $398	+5% $379	+10% $360
Rent	-10% $316	-5% $357	+0% $398	+5% $439	+10% $479
Rate	-1.0pp $432	-0.5pp $415	base $398	+0.5pp $381	+1.0pp $363

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $67,000 Active 331 DOM
2. 2026-06-18
   days on market $67,000 Active 329 DOM
3. 2026-06-17
   days on market $67,000 Active 328 DOM
4. 2026-06-16
   days on market $67,000 Active 327 DOM
5. 2026-06-15
   days on market $67,000 Active 326 DOM
6. 2026-06-13
   days on market $67,000 Active 324 DOM
7. 2026-06-12
   days on market $67,000 Active 323 DOM
8. 2026-06-09
   days on market $67,000 Active 320 DOM
9. 2026-06-08
   days on market $67,000 Active 319 DOM
10. 2026-06-07
    days on market $67,000 Active 318 DOM
11. 2026-06-07
    days on market $67,000 Active 317 DOM
12. 2026-06-04
    days on market $67,000 Active 314 DOM
13. 2026-06-02
    days on market $67,000 Active 313 DOM
14. 2026-06-01
    days on market $67,000 Active 312 DOM
15. 2026-05-31
    days on market $67,000 Active 311 DOM
16. 2026-05-31
    days on market $67,000 Active 310 DOM
17. 2025-09-23
    status Active
18. 2025-09-21
    historical Active Under Contract
19. 2025-07-24
    listed $67,000 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: $444 · $37/mo
• Projected year-2 tax: $678 · $56/mo
• Expected delta: +$234/yr (+$19/mo · 52.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 33% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $12,367
• − Mortgage interest: −$3,753
• − Property taxes: −$444
• − Insurance: −$335
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,949
• Taxable income: $3,907
• Est. tax owed @ 24.0%: −$938
• After-tax cash flow: $3,837/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

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 (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

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: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2025-09-23 Relisted — MREIS
• 2025-09-21 Contingent — MREIS
• 2025-07-24 Listed $67,000 MREIS

Property tax history

+6.2%/yr

Latest (2024): $444 · +3.7% YoY. Source: county tax records.