217 Williams Rd · Newport, ME 04953

$324,000

3 bd · 1.0 ba · 1,770 sqft · SingleFamily · 29 Days on market

Built 1973 0.69 ac lot $183/sqft · at area comps Est $331k · at est.

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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
• ARV discount +8.5/15.0
• Cash flow +6.6/30.0
• Schools +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.8/10.0

Listing remarks MLS

A beautifully updated raised ranch showcasing modern, chic finishes throughout. This stylish home blends contemporary design with comfortable living, offering bright, open spaces, fresh paint throughout, and thoughtful upgrades at every turn. The fully renovated bathroom adds a touch of luxury, while seasonal views of Nokomis Pond provide a serene natural backdrop. Situated on a generous 0.69-acre lot in a great location, this home offers the perfect combination of space, convenience, elegance, and charm.

Key facts

• 0.69-acre lot
• 0.69 acre lot
• 2 garage spots

Tags

• FULLY RENOVATED BATHROOM
• SEASONAL VIEWS OF NOKOMIS POND
• 0.69-ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-538 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (40.7% below list).
• Recommended offer: $192k (40.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#118 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools F, amenities F.
• 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.
• Market conditions: 25 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Penobscot 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $93k; list at $324k implies a 248% gain — meaningful room to come down on a strong offer.

Recommended offer $192,053 (40.7% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.59% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.11%
• DSCR: 0.68
• GRM: 14.1

CMA / ARV

• ARV (median comp): $331,451
• List price: $324,000
• Delta: -2.25%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
653 Moosehead Trl	0.58mi	3/2.0	1,620 (-8%)	9mo	$350,000	$216	48
601 Moosehead Trl	0.50mi	3/1.5	1,520 (-14%)	11mo	$294,900	$194	42
262 Golf Course Rd	0.56mi	4/2.0 (+1)	1,520 (-14%)	12mo	$300,000	$197	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 2.57×
• Total profit: $142,139
• Equity at exit: $291,885

10-year hold

• IRR: 17.7%
• Equity multiple: 5.91×
• Total profit: $445,330
• Equity at exit: $629,461

Cash invested: $90,720 (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 04953

• Home prices YoY: 13.2%
• Active inventory: 25
• Price-to-rent: 14.1×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$221 /mo · $2,648/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-538

Break-even live

Break-even rent $2,601

Max offer price $229,041

Occupancy floor —

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   price $324,000 510-char remark

   Show marketing remark (510 chars)

   A beautifully updated raised ranch showcasing modern, chic finishes throughout. This stylish home blends contemporary design with comfortable living, offering bright, open spaces, fresh paint throughout, and thoughtful upgrades at every turn. The fully renovated bathroom adds a touch of luxury, while seasonal views of Nokomis Pond provide a serene natural backdrop. Situated on a generous 0.69-acre lot in a great location, this home offers the perfect combination of space, convenience, elegance, and charm.

2. 2026-04-30
   price $344,000 510-char remark

   Show marketing remark (510 chars)

   A beautifully updated raised ranch showcasing modern, chic finishes throughout. This stylish home blends contemporary design with comfortable living, offering bright, open spaces, fresh paint throughout, and thoughtful upgrades at every turn. The fully renovated bathroom adds a touch of luxury, while seasonal views of Nokomis Pond provide a serene natural backdrop. Situated on a generous 0.69-acre lot in a great location, this home offers the perfect combination of space, convenience, elegance, and charm.

3. 2026-04-21
   listed $349,000 Active 510-char remark

   Show marketing remark (510 chars)

   A beautifully updated raised ranch showcasing modern, chic finishes throughout. This stylish home blends contemporary design with comfortable living, offering bright, open spaces, fresh paint throughout, and thoughtful upgrades at every turn. The fully renovated bathroom adds a touch of luxury, while seasonal views of Nokomis Pond provide a serene natural backdrop. Situated on a generous 0.69-acre lot in a great location, this home offers the perfect combination of space, convenience, elegance, and charm.

4. 2013-09-13
   soldstatus $93,000 198-char remark

   Show marketing remark (198 chars)

   Raised ranch with so much potential. Large living room w/ pellet stove, kitchen with ample cupboards and sliding doors to back deck. 2 bedrooms, 1 bath, new 2-car garage situated on a . 69 acre lot.

ⓘ 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: $2,648 · $221/mo
• Projected year-2 tax: $3,527 · $294/mo
• Expected delta: +$879/yr (+$73/mo · 33.2%)

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

Taxation est. · year 1

• Rental income: $23,046
• − Mortgage interest: −$18,149
• − Property taxes: −$2,648
• − Insurance: −$1,620
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$9,425
• Taxable loss: −$12,484
• Est. tax savings @ 24.0%: +$2,996
• After-tax cash flow: $-3,454/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 — Newport

• Score: 61/100
• State rank: #118
• US rank: #17837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,145

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 6% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.37%
• Current HPI: 320.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+248.4% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $324,000 MREIS
• 2026-04-30 Price Changed $344,000 MREIS
• 2026-04-21 Listed $349,000 MREIS
• 2013-09-13 Sold (MLS) $93,000 MREIS

Property tax history

+3.4%/yr

Latest (2024): $2,648 · +14.8% YoY. Source: county tax records.