550 West Etna Rd · Newport, ME 04434

$62,500

2 bd · 1.0 ba · 960 sqft · Other · 238 Days on market

2.59 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
• Schools +6.4/10.0
• Appreciation +5.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2.59 acre Lot located in the country all set up with well, septic, and power with a slab all ready for your mobile home.

Key facts

• 2.59 acre lot
• Parking
• Listed 238 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $62k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#118 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• RSU 19 (rural): math 73% / reading 81% proficiency, ranked #96 of 112 in ME (top 86%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 10 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $797 of equity ($432 loan paydown + $365 appreciation (0.6% local appreciation)).
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $14k; list at $62k implies a 346% gain — meaningful room to come down on a strong offer.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 238 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.92% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.46%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.3%
• Equity multiple: 2.93×
• Total profit: $33,778
• Equity at exit: $19,995

10-year hold

• IRR: 40.8%
• Equity multiple: 5.76×
• Total profit: $83,260
• Equity at exit: $25,564

Cash invested: $17,500 (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 04434

• Home prices YoY: 0.4%
• Active inventory: 10
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $532

Break-even live

Break-even rent $526

Max offer price $62,500

Occupancy floor 51%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2023-12-07
   status Pending
2. 2022-03-16
   status Pending
3. 2021-07-21
   listed $62,500 Active
4. 2020-08-25
   historical
5. 2020-02-24
   listed $49,000 Active
6. 2016-06-29
   soldstatus $14,000 Sold 120-char remark

   Show marketing remark (120 chars)

   2.59 acre Lot located in the country all set up with well, septic, and power with a slab all ready for your mobile home.

7. 2016-05-27
   status Pending 120-char remark

   Show marketing remark (120 chars)

   2.59 acre Lot located in the country all set up with well, septic, and power with a slab all ready for your mobile home.

8. 2016-02-29
   listed $20,000 Active 120-char remark

   Show marketing remark (120 chars)

   2.59 acre Lot located in the country all set up with well, septic, and power with a slab all ready for your mobile home.

9. 2013-04-05
   soldstatus $15,500

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$54/yr (+$5/mo · 7.4%)

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

Taxation est. · year 1

• Rental income: $14,388
• − Mortgage interest: −$3,501
• − Property taxes: −$741
• − Insurance: −$312
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$1,818
• Taxable income: $5,713
• Est. tax owed @ 24.0%: −$1,371
• After-tax cash flow: $5,009/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 19
• NCES district ID: 2314785
• Math proficiency: 73% ▲ 53.00%
• Reading proficiency: 81% ▲ 39.00%
• Median HH income: $41,866
• Composite: 64.37/100
• National rank: #548
• State rank: #96 of 112 in ME

Livability — Newport

• Score: 61/100
• State rank: #118
• US rank: #17837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,245

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Lithuanian 11% Slovak 5% Scottish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2%

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: ▲ 0.58%
• Current HPI: 140.2006
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+303.2% since first listed

9 events — show timeline

• 2023-12-07 Pending — MREIS
• 2022-03-16 Pending — MREIS
• 2021-07-21 Listed $62,500 MREIS
• 2020-08-25 Delisted — MREIS
• 2020-02-24 Listed $49,000 MREIS
• 2016-06-29 Sold (MLS) $14,000 MREIS
• 2016-05-27 Pending — MREIS
• 2016-02-29 Listed $20,000 MREIS
• 2013-04-05 Sold (MLS) $15,500 MREIS

Property tax history

-1.4%/yr

Latest (2025): $741 · +12.3% YoY. Source: county tax records.