282 Gary Moore Rd · Ellsworth, ME 04605

$169,000

3 bd · 1.0 ba · 792 sqft · Manufactured public records · 153 Days on market

Built 1972 3.11 ac lot

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Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +5.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a unique opportunity at 272/282 Gary Moore Rd in Ellsworth, where seasonal, stunning views of Graham Lake await you! This property features a 3.11-acre flat, level, and open lot, conveniently located close to town, offering both tranquility and accessibility. The existing single-wide home is in need of a full remodel or can be easily towed away, making this an ideal canvas for your dream home or getaway. The lot already includes a septic system and well, saving you time and resources as you plan your next steps. Imagine the possibilities on this expansive property, from creating a beautiful new residence while enjoying outdoor activities across from Graham Lake on your own spacious land. With the perfect blend of privacy and proximity to local amenities, this location is a rare find. This property is being sold as-is, where-is, providing you with the flexibility to design and build according to your vision. Don't miss your chance to invest in this prime piece of Ellsworth real estate. Schedule a showing today and explore the potential that awaits! Two lots being sold together with well, septic, driveway & power to the existing home site. Water is turned off and heating system not currently operational.

Key facts

• Driveway
• Well
• Flat level open lot

Tags

• SEASONAL VIEWS
• FLAT LEVEL OPEN LOT
• SEPTIC SYSTEM
• WELL
• DRIVEWAY
• POWER TO EXISTING HOME SITE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 2.3% in Ellsworth — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#32 in ME, #3,210 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, commute F.
• Ellsworth Public Schools (town): math 79% / reading 85% proficiency, ranked #75 of 112 in ME (top 67%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Ellsworth Elementary-Middle School (math 79% / reading 86%, grade A+, #154 of 294 statewide, top 52%, 775 students, 36% FRL); Ellsworth High School (math 92% / reading 87%, grade A+, #56 of 108 statewide, top 60%, 553 students, 27% FRL).
• Market conditions: 154 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $169k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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 1972 — 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. 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: 1.05% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,665
• Equity at exit: $25,198

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $29,317
• Equity at exit: $14,612

Cash invested: $47,320 (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 04605

• Home prices YoY: -27.0%
• Active inventory: 154
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$55 /mo · $655/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $389

Break-even live

Break-even rent $1,280

Max offer price $169,000

Occupancy floor 73%

Sensitivity live

Price	-10% $485	-5% $437	+0% $389	+5% $341	+10% $294
Rent	-10% $249	-5% $319	+0% $389	+5% $459	+10% $529
Rate	-1.0pp $474	-0.5pp $432	base $389	+0.5pp $345	+1.0pp $301

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $169,000 Active 153 DOM
2. 2026-06-21
   days on market $169,000 Active 152 DOM
3. 2026-06-18
   days on market $169,000 Active 150 DOM
4. 2026-06-17
   days on market $169,000 Active 149 DOM
5. 2026-06-16
   days on market $169,000 Active 148 DOM
6. 2026-06-15
   days on market $169,000 Active 147 DOM
7. 2026-06-13
   days on market $169,000 Active 145 DOM
8. 2026-06-12
   days on market $169,000 Active 144 DOM
9. 2026-06-09
   days on market $169,000 Active 141 DOM
10. 2026-06-08
    days on market $169,000 Active 140 DOM
11. 2026-06-07
    days on market $169,000 Active 139 DOM
12. 2026-06-07
    days on market $169,000 Active 138 DOM
13. 2026-06-04
    days on market $169,000 Active 135 DOM
14. 2026-06-02
    days on market $169,000 Active 134 DOM
15. 2026-06-01
    days on market $169,000 Active 133 DOM
16. 2026-05-31
    days on market $169,000 Active 132 DOM
17. 2026-05-31
    days on market $169,000 Active 131 DOM
18. 2026-03-11
    price $169,000 1239-char remark

    Show marketing remark (1239 chars)

    Discover a unique opportunity at 272/282 Gary Moore Rd in Ellsworth, where seasonal, stunning views of Graham Lake await you! This property features a 3.11-acre flat, level, and open lot, conveniently located close to town, offering both tranquility and accessibility. The existing single-wide home is in need of a full remodel or can be easily towed away, making this an ideal canvas for your dream home or getaway. The lot already includes a septic system and well, saving you time and resources as you plan your next steps. Imagine the possibilities on this expansive property, from creating a beautiful new residence while enjoying outdoor activities across from Graham Lake on your own spacious land. With the perfect blend of privacy and proximity to local amenities, this location is a rare find. This property is being sold as-is, where-is, providing you with the flexibility to design and build according to your vision. Don't miss your chance to invest in this prime piece of Ellsworth real estate. Schedule a showing today and explore the potential that awaits! Two lots being sold together with well, septic, driveway & power to the existing home site. Water is turned off and heating system not currently operational.

19. 2026-01-19
    listed $174,000 Active 1239-char remark

    Show marketing remark (1239 chars)

    Discover a unique opportunity at 272/282 Gary Moore Rd in Ellsworth, where seasonal, stunning views of Graham Lake await you! This property features a 3.11-acre flat, level, and open lot, conveniently located close to town, offering both tranquility and accessibility. The existing single-wide home is in need of a full remodel or can be easily towed away, making this an ideal canvas for your dream home or getaway. The lot already includes a septic system and well, saving you time and resources as you plan your next steps. Imagine the possibilities on this expansive property, from creating a beautiful new residence while enjoying outdoor activities across from Graham Lake on your own spacious land. With the perfect blend of privacy and proximity to local amenities, this location is a rare find. This property is being sold as-is, where-is, providing you with the flexibility to design and build according to your vision. Don't miss your chance to invest in this prime piece of Ellsworth real estate. Schedule a showing today and explore the potential that awaits! Two lots being sold together with well, septic, driveway & power to the existing home site. Water is turned off and heating system not currently operational.

20. 2012-06-29
    soldstatus $40,000 205-char remark

    Show marketing remark (205 chars)

    Two lots with well, septic, driveway & power for sale. Existing 1970's 2 Br mobile home on property in need of repairs. Property has nice field, landscaped & partial water views of Graham Lake.

ⓘ 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: $655 · $55/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$822/yr (+$68/mo · 125.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,273
• − Mortgage interest: −$9,467
• − Property taxes: −$655
• − Insurance: −$845
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,916
• Taxable income: $1,986
• Est. tax owed @ 24.0%: −$477
• After-tax cash flow: $4,194/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: Ellsworth Public Schools
• NCES district ID: 2305500
• Math proficiency: 79% ▲ 42.00%
• Reading proficiency: 85% ▲ 29.00%
• Median HH income: $47,000
• Composite: 69.01/100
• National rank: #325
• State rank: #75 of 112 in ME

Livability — Ellsworth

• Score: 77/100
• State rank: #32
• US rank: #3210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ellsworth, ME
• Population (ZIP): 14,695

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.32%
• Current HPI: 187.7717
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+322.5% since first listed

3 events — show timeline

• 2026-03-11 Price Changed $169,000 MREIS
• 2026-01-19 Listed $174,000 MREIS
• 2012-06-29 Sold (MLS) $40,000 MREIS

Property tax history

+2.7%/yr

Latest (2024): $655 · +7.6% YoY. Source: county tax records.