753 Ridge Rd · Windsor, ME 04363

$375,000

3 bd · 1.5 ba · 1,296 sqft · MultiFamily · 79 Days on market

Built 1897 17 ac lot ↓ 1% since listing

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.6/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Offered for the first time in generations, this classic 3-bedroom, 1.5-bath cape/farmhouse sits on 17 beautiful acres of versatile land. Full of potential and a perfect opportunity to homestead, this property blends rustic charm with modern convenience. Step inside to find original wood floors full of character, a bright three season, glassed in porch and plenty of storage, complimented by a new forced hot air furnace, installed in 2024, and a cozy woodstove to keep you warm through the seasons. The home includes an attached two-bay garage with capacity for up to 5 vehicles, equipment, recreational gear or ATVs. A zero-turn mower and 15,000-watt generator will also convey. Outside, this pro

Key facts

• 17 acres
• Three season porch
• Large covered deck

Tags

• 17 ACRES
• THREE SEASON PORCH
• ATTACHED TWO-BAY GARAGE
• LARGE COVERED DECK
• GREENHOUSE
• CHICKEN COOP

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Attached garage with direct entry to living area; Garage fits 4 cars; Paved parking (1–4 spaces), inside entrance
• Utilities: Well (private water); Septic tank (private sewer); Electric water heater; Generator hookup and circuit breakers
• Home design: Single family residence; Multi-level; Built in 1897
• Construction: Wood siding with wood frame construction; Concrete perimeter foundation; Metal roof
• Exterior features: Deck; Glass-enclosed porch; Fenced yard; Outbuilding(s), shed(s), and barn(s); Rolling/sloping, open, pasture/field, level, wooded and rural lot

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Wood; Vinyl; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wood stove; Forced air
• Interior features: Bathtub and shower; Storage; Generator; Negotiable furnished status; 7 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $-435 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (33.8% below list).
• Recommended offer: $248k (33.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Windsor Elementary School (math 87% / reading 87%, grade A+, #77 of 294 statewide, top 33%, 287 students, 55% FRL) — zoned schools average 55% FRL vs 40% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 28 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $248,100 (33.8% 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 79 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1897 — 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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.98%
• DSCR: 0.78
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $176,417
• Equity at exit: $337,830

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $541,164
• Equity at exit: $728,543

Cash invested: $105,000 (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 04363

• Home prices YoY: 4.3%
• Active inventory: 28
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $2,481 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$273 /mo · $3,272/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$521
• Net cashflow: $-435

Break-even live

Break-even rent $3,032

Max offer price $298,073

Occupancy floor —

Sensitivity live

Price	-10% $-223	-5% $-329	+0% $-435	+5% $-542	+10% $-648
Rent	-10% $-631	-5% $-533	+0% $-435	+5% $-337	+10% $-239
Rate	-1.0pp $-247	-0.5pp $-340	base $-435	+0.5pp $-533	+1.0pp $-631

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,482
Total (2 units)			$2,481

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $375,000 Active 79 DOM
2. 2026-06-19
   days on market $375,000 Active 77 DOM
3. 2026-06-18
   days on market $375,000 Active 76 DOM
4. 2026-06-17
   price $375,000 Active 75 DOM
5. 2026-06-17
   days on market $385,000 Active 75 DOM
6. 2026-06-16
   days on market $385,000 Active 74 DOM
7. 2026-06-15
   days on market $385,000 Active 73 DOM
8. 2026-06-14
   days on market $385,000 Active 71 DOM
9. 2026-06-12
   days on market $385,000 Active 70 DOM
10. 2026-06-09
    days on market $385,000 Active 67 DOM
11. 2026-06-08
    days on market $385,000 Active 66 DOM
12. 2026-06-07
    days on market $385,000 Active 65 DOM
13. 2026-06-05
    days on market $385,000 Active 62 DOM
14. 2026-06-02
    days on market $385,000 Active 60 DOM
15. 2026-06-01
    days on market $385,000 Active 59 DOM
16. 2026-05-31
    days on market $385,000 Active 58 DOM
17. 2026-05-30
    days on market $385,000 Active 57 DOM
18. 2026-04-10
    historical Active Under Contract
19. 2026-04-03
    listed $396,000 Active
20. 2025-09-02
    price $375,000
21. 2025-06-17
    price $400,000

ⓘ 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: $3,272 · $273/mo
• Projected year-2 tax: $4,186 · $349/mo
• Expected delta: +$914/yr (+$76/mo · 27.9%)

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

Taxation est. · year 1

• Rental income: $29,772
• − Mortgage interest: −$21,006
• − Property taxes: −$3,272
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,382
• − Management: −$2,382
• − Depreciation: −$10,909
• Taxable loss: −$12,053
• Est. tax savings @ 24.0%: +$2,893
• After-tax cash flow: $-2,333/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Windsor

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

Census & demographics

• Population (ZIP): 2,666

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.50%
• Current HPI: 254.0093
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-1.0% since first listed

4 events — show timeline

• 2026-04-10 Contingent — MREIS
• 2026-04-03 Listed $396,000 MREIS
• 2025-09-02 Price Changed $375,000 MREIS
• 2025-06-17 Price Changed $400,000 MREIS

Property tax history

+3.5%/yr

Latest (2025): $3,272 · +2.2% YoY. Source: county tax records.