7 Guptill Rd · Augusta, ME 04917

$274,900

3 bd · 2.0 ba · 1,352 sqft · MultiFamily public records · 121 Days on market

Built 1968 1.75 ac lot $203/sqft · 10% above area Est $249k · 10% over ↓ 3% 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 +8.1/30.0
• Schools +7.5/10.0
• Livability +4.0/5.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.8/10.0

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

So much potential with this 2-3 bedroom home in the lakeside community of Belgrade Maine. This home has been loved by the family for over 20 years and is now ready for you to make your own personal touches! The large basement has 7+ foot ceilings and is just waiting to be finished to suit your needs! Just Minutes to several lakes in the Belgrade Lakes Region to enjoy all 4 seasons. 15-20 minutes to Augusta or Waterville. The roof had been replaced 10-15 years ago and water stains on ceilings are from prior to roof being replaced.

Key facts

• Large basement
• Lakeside community
• 7 foot ceilings

Tags

• LAKESIDE COMMUNITY
• LARGE BASEMENT
• 7 FOOT CEILINGS
• MINUTES TO SEVERAL LAKES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (32.1% below list).
• Recommended offer: $187k (32.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.6% in Augusta — 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 81/100 on livability (#15 in ME, #1,476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D-, employment F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Recommended offer $186,706 (32.1% 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 121 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 12.3

CMA / ARV

• ARV (median comp): $249,268
• List price: $274,900
• Delta: 10.28%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $132,491
• Equity at exit: $247,652

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $403,524
• Equity at exit: $534,070

Cash invested: $76,972 (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 04917

• Home prices YoY: 23.1%
• Active inventory: 46
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$188 /mo · $2,259/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-269

Break-even live

Break-even rent $2,208

Max offer price $227,306

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-192	+0% $-269	+5% $-347	+10% $-425
Rent	-10% $-417	-5% $-343	+0% $-269	+5% $-196	+10% $-122
Rate	-1.0pp $-131	-0.5pp $-200	base $-269	+0.5pp $-341	+1.0pp $-413

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $274,900 Active 121 DOM
2. 2026-06-19
   days on market $274,900 Active 119 DOM
3. 2026-06-18
   days on market $274,900 Active 118 DOM
4. 2026-06-17
   days on market $274,900 Active 117 DOM
5. 2026-06-16
   days on market $274,900 Active 116 DOM
6. 2026-06-15
   days on market $274,900 Active 115 DOM
7. 2026-06-14
   days on market $274,900 Active 113 DOM
8. 2026-06-12
   pricedays on market $274,900 Active 112 DOM
9. 2026-06-09
   days on market $299,900 Active 109 DOM
10. 2026-06-08
    days on market $299,900 Active 108 DOM
11. 2026-06-07
    days on market $299,900 Active 107 DOM
12. 2026-06-05
    days on market $299,900 Active 104 DOM
13. 2026-06-03
    days on market $299,900 Active 103 DOM
14. 2026-06-02
    days on market $299,900 Active 102 DOM
15. 2026-06-01
    days on market $299,900 Active 101 DOM
16. 2026-05-31
    days on market $299,900 Active 100 DOM
17. 2026-05-30
    days on market $299,900 Active 99 DOM
18. 2026-03-11
    price $299,900 538-char remark

    Show marketing remark (538 chars)

    So much potential with this 2-3 bedroom home in the lakeside community of Belgrade Maine. This home has been loved by the family for over 20 years and is now ready for you to make your own personal touches! The large basement has 7+ foot ceilings and is just waiting to be finished to suit your needs! Just Minutes to several lakes in the Belgrade Lakes Region to enjoy all 4 seasons. 15-20 minutes to Augusta or Waterville. The roof had been replaced 10-15 years ago and water stains on ceilings are from prior to roof being replaced.

19. 2026-02-20
    listed $309,900 Active 538-char remark

    Show marketing remark (538 chars)

    So much potential with this 2-3 bedroom home in the lakeside community of Belgrade Maine. This home has been loved by the family for over 20 years and is now ready for you to make your own personal touches! The large basement has 7+ foot ceilings and is just waiting to be finished to suit your needs! Just Minutes to several lakes in the Belgrade Lakes Region to enjoy all 4 seasons. 15-20 minutes to Augusta or Waterville. The roof had been replaced 10-15 years ago and water stains on ceilings are from prior to roof being replaced.

ⓘ 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: $2,259 · $188/mo
• Projected year-2 tax: $2,999 · $250/mo
• Expected delta: +$740/yr (+$62/mo · 32.7%)

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

Taxation est. · year 1

• Rental income: $22,405
• − Mortgage interest: −$15,399
• − Property taxes: −$2,259
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$7,997
• Taxable loss: −$8,209
• Est. tax savings @ 24.0%: +$1,970
• After-tax cash flow: $-1,263/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Augusta

• Score: 81/100
• State rank: #15
• US rank: #1476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,690
• Population (ZIP): 3,298

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 6% Other Indo-European 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: ▲ 61.97%
• Current HPI: 330.4118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.2% since first listed

2 events — show timeline

• 2026-03-11 Price Changed $299,900 MREIS
• 2026-02-20 Listed $309,900 MREIS

Property tax history

+3.9%/yr

Latest (2025): $2,259 · +11.6% YoY. Source: county tax records.