57 Hartland Rd · St. Albans, ME 04971

$295,000

2 bd · 2.0 ba · 1,736 sqft · MultiFamily · 32 Days on market

Built 2007 0.64 ac lot

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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).

• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Multi-family units

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

Listing remarks MLS

Check out this beautiful, move in ready, Saint Albans ranch. This home offers a 2nd bedroom in finished basement with en suite full bathroom and additional family room. First floor bedroom features plenty of natural light and an oversized walk in closet. 3 bay garage with over height middle door. Saint Albans is a country living feel yet close to Newport and minutes to the interstate. Generac RS5500 PowerDial Portable Generator to convey with sale. This home also features a brand new high efficiency propane gas boiler! Less than 2 miles to Indian Pond Boat Launch.

Key facts

• Wrap around deck
• New storage shed
• 0.64 acre lot

Tags

• WRAP AROUND DECK
• HEATED INSULATED GARAGE
• NEW STORAGE SHED
• NEWLY RESURFACED DRIVEWAY
• OVERSIZED WALK-IN CLOSET
• NEW FULL FIRST FLOOR BATH

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Detached 3-car garage with auto door opener and storage above; Gravel on-site parking for 5–10 vehicles
• Utilities: Private well water; Private sewer (septic; septic design available); Circuit breaker electric; Water heater: tank, off heating system
• Home design: Single-family residence; Built in 2007; Wood frame with vinyl siding; Metal roof
• Construction: Wood frame construction; Vinyl siding; Metal roof; Public-record building area
• Exterior features: Deck; Shed(s); Near town; Level lot; Paved road

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Cathedral ceiling in kitchen
• Bedrooms: Primary bedroom (first floor); Bedroom 2 (basement)
• Flooring: Tile; Ceramic tile; Vinyl plank; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Direct vent furnace; Hot water heating; Zoned heating; Pellet stove; Wood stove
• Interior features: First-floor primary bedroom with bath; First-floor bedroom; Shower; Walk-in closet(s); Heat stove in living room; Finished basement with family room
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (30.5% below list).
• Recommended offer: $205k (30.5% 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 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.
• Zoned schools: Nokomis Regional Middle School (math 68% / reading 79%, grade A, #79 of 85 statewide, top 95%, 544 students, 45% FRL); Nokomis Regional High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 634 students, 41% FRL).
• Market conditions: 29 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (1.9% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $205k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,000 (30.5% 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 32 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.69% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.67%
• DSCR: 0.84
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $2,943
• Equity at exit: $115,161

10-year hold

• IRR: 4.9%
• Equity multiple: 1.66×
• Total profit: $54,346
• Equity at exit: $164,920

Cash invested: $82,600 (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 04971

• Home prices YoY: 1.2%
• Active inventory: 29
• Price-to-rent: 24.0×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-253

Break-even live

Break-even rent $2,370

Max offer price $250,378

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-169	+0% $-253	+5% $-336	+10% $-420
Rent	-10% $-415	-5% $-334	+0% $-253	+5% $-172	+10% $-91
Rate	-1.0pp $-104	-0.5pp $-178	base $-253	+0.5pp $-329	+1.0pp $-407

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,050
Total (2 units)			$2,050

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $295,000 Active 32 DOM
2. 2026-06-18
   days on market $295,000 Active 29 DOM
3. 2026-06-17
   days on market $295,000 Active 28 DOM
4. 2026-06-16
   days on market $295,000 Active 27 DOM
5. 2026-06-15
   days on market $295,000 Active 26 DOM
6. 2026-06-14
   days on market $295,000 Active 24 DOM
7. 2026-06-13
   days on market $295,000 Active 23 DOM
8. 2026-06-10
   days on market $295,000 Active 21 DOM
9. 2026-06-09
   days on market $295,000 Active 20 DOM
10. 2026-06-08
    days on market $295,000 Active 19 DOM
11. 2026-06-07
    days on market $295,000 Active 18 DOM
12. 2026-06-05
    days on market $295,000 Active 15 DOM
13. 2026-06-03
    days on market $295,000 Active 14 DOM
14. 2026-06-02
    days on market $295,000 Active 13 DOM
15. 2026-06-01
    days on market $295,000 Active 12 DOM
16. 2026-05-31
    days on market $295,000 Active 11 DOM
17. 2026-05-30
    days on market $295,000 Active 10 DOM
18. 2026-05-20
    listed $295,000 Active
19. 2023-10-02
    soldstatus $205,000 Closed 570-char remark

    Show marketing remark (570 chars)

    Check out this beautiful, move in ready, Saint Albans ranch. This home offers a 2nd bedroom in finished basement with en suite full bathroom and additional family room. First floor bedroom features plenty of natural light and an oversized walk in closet. 3 bay garage with over height middle door. Saint Albans is a country living feel yet close to Newport and minutes to the interstate. Generac RS5500 PowerDial Portable Generator to convey with sale. This home also features a brand new high efficiency propane gas boiler! Less than 2 miles to Indian Pond Boat Launch.

20. 2023-08-07
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Check out this beautiful, move in ready, Saint Albans ranch. This home offers a 2nd bedroom in finished basement with en suite full bathroom and additional family room. First floor bedroom features plenty of natural light and an oversized walk in closet. 3 bay garage with over height middle door. Saint Albans is a country living feel yet close to Newport and minutes to the interstate. Generac RS5500 PowerDial Portable Generator to convey with sale. This home also features a brand new high efficiency propane gas boiler! Less than 2 miles to Indian Pond Boat Launch.

21. 2023-08-04
    listed $200,000 Active 570-char remark

    Show marketing remark (570 chars)

    Check out this beautiful, move in ready, Saint Albans ranch. This home offers a 2nd bedroom in finished basement with en suite full bathroom and additional family room. First floor bedroom features plenty of natural light and an oversized walk in closet. 3 bay garage with over height middle door. Saint Albans is a country living feel yet close to Newport and minutes to the interstate. Generac RS5500 PowerDial Portable Generator to convey with sale. This home also features a brand new high efficiency propane gas boiler! Less than 2 miles to Indian Pond Boat Launch.

22. 2018-05-18
    soldstatus $133,000 Sold 206-char remark

    Show marketing remark (206 chars)

    11343 - Attractive 2 bedroom, 2 bathroom home is move - in ready. Wrap around deck, new appliances, cathedral ceilings. This home offers finished basement and 3 car detached insulated garage. Inquire today!

23. 2018-04-10
    status Pending 206-char remark

    Show marketing remark (206 chars)

    11343 - Attractive 2 bedroom, 2 bathroom home is move - in ready. Wrap around deck, new appliances, cathedral ceilings. This home offers finished basement and 3 car detached insulated garage. Inquire today!

24. 2017-10-17
    price $134,900 206-char remark

    Show marketing remark (206 chars)

    11343 - Attractive 2 bedroom, 2 bathroom home is move - in ready. Wrap around deck, new appliances, cathedral ceilings. This home offers finished basement and 3 car detached insulated garage. Inquire today!

25. 2017-09-14
    listed $139,900 Active 206-char remark

    Show marketing remark (206 chars)

    11343 - Attractive 2 bedroom, 2 bathroom home is move - in ready. Wrap around deck, new appliances, cathedral ceilings. This home offers finished basement and 3 car detached insulated garage. Inquire today!

26. 2013-09-23
    listed $131,000
27. 2011-11-30
    soldstatus $130,000
28. 2011-04-22
    listed $135,000

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$793/yr (+$66/mo · 32.7%)

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

Taxation est. · year 1

• Rental income: $24,600
• − Mortgage interest: −$16,525
• − Property taxes: −$2,426
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$8,582
• Taxable loss: −$8,343
• Est. tax savings @ 24.0%: +$2,002
• After-tax cash flow: $-1,029/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 — St. Albans

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

Census & demographics

• Population (ZIP): 1,703

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Lithuanian 6% Slovak 4% German 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 163.8924
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+118.5% since first listed

11 events — show timeline

• 2026-05-20 Listed $295,000 MREIS
• 2023-10-02 Sold (MLS) $205,000 MREIS
• 2023-08-07 Pending — MREIS
• 2023-08-04 Listed $200,000 MREIS
• 2018-05-18 Sold (MLS) $133,000 MREIS
• 2018-04-10 Pending — MREIS
• 2017-10-17 Price Changed $134,900 MREIS
• 2017-09-14 Listed $139,900 MREIS
• 2013-09-23 Listed $131,000 MREIS
• 2011-11-30 Sold (MLS) $130,000 MREIS
• 2011-04-22 Listed $135,000 MREIS

Property tax history

+5.5%/yr

Latest (2025): $2,426 · +19.8% YoY. Source: county tax records.