68 Middle Rd · Sabattus, ME 04280

$144,900

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 64 Days on market

Built 1986 0.50 ac lot $185/sqft · 30% below area Est $206k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Appreciation +10.0/10.0
• Schools +6.0/10.0
• DSCR +4.0/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

Key facts

• 0.5 acre lot
• Parking
• Built 1986

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-1 ($-7/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (20.2% below list).
• Recommended offer: $116k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 04 (rural): math 68% / reading 71% proficiency, ranked #110 of 112 in ME (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 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 $15k of equity ($1k loan paydown + $14k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~3 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 64 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $115,651 (20.2% 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 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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: 0.80% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $206,033
• List price: $144,900
• Delta: -29.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.94×
• Total profit: $78,842
• Equity at exit: $130,537

10-year hold

• IRR: 21.5%
• Equity multiple: 6.72×
• Total profit: $232,135
• Equity at exit: $281,509

Cash invested: $40,572 (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 04280

• Home prices YoY: 4.3%
• Active inventory: 29
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-1

Break-even live

Break-even rent $1,157

Max offer price $144,793

Occupancy floor 95%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $144,900 Active 64 DOM
2. 2026-06-18
   price $144,900 Active 63 DOM
3. 2026-06-18
   days on market $149,900 Active 63 DOM
4. 2026-06-17
   days on market $149,900 Active 62 DOM
5. 2026-06-16
   days on market $149,900 Active 61 DOM
6. 2026-06-15
   days on market $149,900 Active 60 DOM
7. 2026-06-14
   days on market $149,900 Active 58 DOM
8. 2026-06-13
   days on market $149,900 Active 57 DOM
9. 2026-06-10
   days on market $149,900 Active 55 DOM
10. 2026-06-09
    days on market $149,900 Active 54 DOM
11. 2026-06-08
    days on market $149,900 Active 53 DOM
12. 2026-06-07
    days on market $149,900 Active 52 DOM
13. 2026-06-03
    days on market $149,900 Active 48 DOM
14. 2026-06-02
    days on market $149,900 Active 47 DOM
15. 2026-06-01
    days on market $149,900 Active 46 DOM
16. 2026-05-31
    days on market $149,900 Active 45 DOM
17. 2026-05-30
    days on market $149,900 Active 44 DOM
18. 2026-05-14
    status Active 782-char remark

    Show marketing remark (782 chars)

    Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

19. 2026-05-14
    price $149,900 782-char remark

    Show marketing remark (782 chars)

    Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

20. 2026-04-23
    historical 782-char remark

    Show marketing remark (782 chars)

    Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

21. 2026-04-07
    price $129,900 782-char remark

    Show marketing remark (782 chars)

    Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

22. 2026-03-26
    listed $139,900 Active 782-char remark

    Show marketing remark (782 chars)

    Open House Monday May 18th from 4:30pm-6pm. This 2-bedroom, 1 and a half-bath mobile home sits on a ½ acre lot just 15 minutes from the Lewiston/Auburn area, offering both convenience and room to breathe. If you've been searching for an affordable place to call home, this could be your opportunity. With quick access to I-95 and close proximity to everyday amenities, you'll spend less time commuting and more time enjoying what matters most. The home is ready for updates, giving you the freedom to shape it to your style and needs. Whether you're looking to personalize your living space or invest in a property with potential, this is a chance to bring your vision to life. Affordable, well-located, and full of opportunity--come see how you can make this space your own.

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,549 · $129/mo
• Expected delta: +$421/yr (+$35/mo · 37.4%)

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

Taxation est. · year 1

• Rental income: $13,878
• − Mortgage interest: −$8,117
• − Property taxes: −$1,128
• − Insurance: −$724
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$4,215
• Taxable loss: −$2,527
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $599/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 04
• NCES district ID: 2314783
• Math proficiency: 68% ▲ 47.00%
• Reading proficiency: 71% ▲ 26.00%
• Median HH income: $57,293
• Composite: 59.64/100
• National rank: #906
• State rank: #110 of 112 in ME

Livability — Sabattus

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

Census & demographics

• Population (ZIP): 6,886

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 (92%)
• Race & ethnicity: White 92% Asian 5% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 16% Russian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▲ 15.11%
• Current HPI: 369.2807
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.1% since first listed

5 events — show timeline

• 2026-05-14 Relisted — MREIS
• 2026-05-14 Price Changed $149,900 MREIS
• 2026-04-23 Delisted — MREIS
• 2026-04-07 Price Changed $129,900 MREIS
• 2026-03-26 Listed $139,900 MREIS

Property tax history

+0.5%/yr

Latest (2025): $1,128 · +4.2% YoY. Source: county tax records.