85-87 Church St · Livermore Falls, ME 04254

$350,000

4 bd · 2.0 ba · 704 sqft · MultiFamily public records · 228 Days on market

Built 1900 0.55 ac lot $497/sqft · 1150% above area

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +6.7/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

Key facts

• 0.55 acre lot
• 5 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $276/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.6% in Livermore Falls — 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 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 35 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($2k loan paydown + $13k appreciation (3.9% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $49k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $255k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $308,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.17% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.51%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (median comp): $193,862
• List price: $350,000
• Delta: 80.54%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.31×
• Total profit: $128,240
• Equity at exit: $174,308

10-year hold

• IRR: 22.3%
• Equity multiple: 4.46×
• Total profit: $338,965
• Equity at exit: $282,613

Cash invested: $98,000 (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 04254

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $4,111 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $1,103

Break-even live

Break-even rent $2,714

Max offer price $350,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	1	$4,112
Total (4 units)			$4,111

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 228 DOM
2. 2026-06-17
   days on market $350,000 Active 227 DOM
3. 2026-06-16
   days on market $350,000 Active 226 DOM
4. 2026-06-15
   days on market $350,000 Active 225 DOM
5. 2026-06-13
   days on market $350,000 Active 223 DOM
6. 2026-06-12
   days on market $350,000 Active 222 DOM
7. 2026-06-09
   days on market $350,000 Active 219 DOM
8. 2026-06-08
   days on market $350,000 Active 218 DOM
9. 2026-06-07
   days on market $350,000 Active 217 DOM
10. 2026-06-07
    days on market $350,000 Active 216 DOM
11. 2026-06-04
    days on market $350,000 Active 213 DOM
12. 2026-06-02
    days on market $350,000 Active 212 DOM
13. 2026-06-01
    days on market $350,000 Active 211 DOM
14. 2026-05-31
    days on market $350,000 Active 210 DOM
15. 2026-05-31
    days on market $350,000 Active 209 DOM
16. 2026-05-04
    status Active 401-char remark

    Show marketing remark (401 chars)

    Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

17. 2026-05-04
    price $350,000 401-char remark

    Show marketing remark (401 chars)

    Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

18. 2026-05-01
    historical 401-char remark

    Show marketing remark (401 chars)

    Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

19. 2026-02-03
    price $375,000 401-char remark

    Show marketing remark (401 chars)

    Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

20. 2025-10-30
    listed $399,000 Active 401-char remark

    Show marketing remark (401 chars)

    Investment Opportunity Awaits! Come and check out this 4 unit rental property, with one building having 3 units, and a detached 4 bedroom rental as well! These buildings are currently providing income and are ready for the new landlord! With some TLC, you can make each of these units as nice as you would like! Just a couple minutes from town, this is a great location to build your rental portfolio!

21. 2023-07-31
    soldstatus $255,000 Closed 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to purchase 2 rental units together. 85 Church Street offers 2 - 3 bedrooms units and 1 - 2 bedroom unit. 87 Church Street is a single family home with 4 bedrooms. All units are fully rented. There is ample parking for all units. These buildings sit on an open . 55 acre lot located in town close to shopping and many amenities for your tenants convenience. #2280

22. 2023-06-21
    historical Active Under Contract 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to purchase 2 rental units together. 85 Church Street offers 2 - 3 bedrooms units and 1 - 2 bedroom unit. 87 Church Street is a single family home with 4 bedrooms. All units are fully rented. There is ample parking for all units. These buildings sit on an open . 55 acre lot located in town close to shopping and many amenities for your tenants convenience. #2280

23. 2023-06-01
    listed $280,000 Active 381-char remark

    Show marketing remark (381 chars)

    Great opportunity to purchase 2 rental units together. 85 Church Street offers 2 - 3 bedrooms units and 1 - 2 bedroom unit. 87 Church Street is a single family home with 4 bedrooms. All units are fully rented. There is ample parking for all units. These buildings sit on an open . 55 acre lot located in town close to shopping and many amenities for your tenants convenience. #2280

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $3,359 · $280/mo
• Expected delta: +$1,401/yr (+$117/mo · 71.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,332
• − Mortgage interest: −$19,605
• − Property taxes: −$1,958
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,947
• − Management: −$3,947
• − Depreciation: −$10,182
• Taxable income: $7,944
• Est. tax owed @ 24.0%: −$1,906
• After-tax cash flow: $11,333/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livermore Falls, ME
• Population (ZIP): 3,076

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 18% German 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 330.6379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

8 events — show timeline

• 2026-05-04 Relisted — MREIS
• 2026-05-04 Price Changed $350,000 MREIS
• 2026-05-01 Delisted — MREIS
• 2026-02-03 Price Changed $375,000 MREIS
• 2025-10-30 Listed $399,000 MREIS
• 2023-07-31 Sold (MLS) $255,000 MREIS
• 2023-06-21 Contingent — MREIS
• 2023-06-01 Listed $280,000 MREIS

Property tax history

+6.3%/yr

Latest (2025): $1,958 · +58.5% YoY. Source: county tax records.