27 Vine St · Livermore Falls, ME 04254

$284,900

6 bd · 3.0 ba · 1,092 sqft · MultiFamily public records · 64 Days on market

Built 1901 0.61 ac lot $261/sqft · 261% above area Est $217k · 31% over

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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).

• Cash flow +17.3/30.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Updated & Well-maintained and income producing 3-unit property located in the heart of Livermore Falls. This multi-family offers a great opportunity for both seasoned investors and owner-occupants looking to offset their mortgage with rental income. Each unit features comfortable living spaces with functional layouts and ample natural light. New decks and staircases off the back of building as the primary entrance. Laundry hook ups in each unit. Recently updated and fully renovated 3 floor apartment. The property has been consistently occupied, providing steady cash flow potential. Situated on a manageable potential double lot the property includes off-street parking, paved driveway and a large concrete pad with easy access to local shops, schools, and amenities. Conveniently located just minutes from downtown and major routes, making it attractive to tenants. Whether you're looking to expand your portfolio or live in one unit while renting the others, this property offers flexibility and long-term value.

Key facts

• Ample natural light
• Multi-family
• Laundry hook ups

Tags

• MULTI-FAMILY
• COMFORTABLE LIVING SPACES
• FUNCTIONAL LAYOUTS
• AMPLE NATURAL LIGHT
• NEW DECKS
• LAUNDRY HOOK UPS

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive. Per door: $70/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (8.1% below list).
• Recommended offer: $262k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 $13k of equity ($2k loan paydown + $11k 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 $80k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k 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 ($268k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $142k; list at $285k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $261,700 (8.1% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 8% 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 1901 — 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. 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: 0.92% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $216,678
• List price: $284,900
• Delta: 31.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.7%
• Equity multiple: 1.76×
• Total profit: $60,618
• Equity at exit: $141,887

10-year hold

• IRR: 14.2%
• Equity multiple: 3.28×
• Total profit: $181,605
• Equity at exit: $230,047

Cash invested: $79,772 (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: 27.2×

Monthly cashflow live

• Estimated rent: $2,617 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$245 /mo · $2,937/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $210

Break-even live

Break-even rent $2,351

Max offer price $284,900

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,616
Total (3 units)			$2,617

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $284,900 Active 64 DOM
2. 2026-06-17
   days on market $284,900 Active 63 DOM
3. 2026-06-16
   days on market $284,900 Active 62 DOM
4. 2026-06-15
   days on market $284,900 Active 61 DOM
5. 2026-06-13
   days on market $284,900 Active 59 DOM
6. 2026-06-12
   days on market $284,900 Active 58 DOM
7. 2026-06-09
   days on market $284,900 Active 55 DOM
8. 2026-06-08
   days on market $284,900 Active 54 DOM
9. 2026-06-07
   days on market $284,900 Active 53 DOM
10. 2026-06-07
    days on market $284,900 Active 52 DOM
11. 2026-06-04
    days on market $284,900 Active 49 DOM
12. 2026-06-02
    days on market $284,900 Active 48 DOM
13. 2026-06-01
    price $284,900 Active 47 DOM
14. 2026-06-01
    days on market $294,900 Active 47 DOM
15. 2026-05-31
    days on market $294,900 Active 46 DOM
16. 2026-05-31
    days on market $294,900 Active 45 DOM
17. 2026-04-15
    listed $294,900 Active 1026-char remark

    Show marketing remark (1026 chars)

    Updated & Well-maintained and income producing 3-unit property located in the heart of Livermore Falls. This multi-family offers a great opportunity for both seasoned investors and owner-occupants looking to offset their mortgage with rental income. Each unit features comfortable living spaces with functional layouts and ample natural light. New decks and staircases off the back of building as the primary entrance. Laundry hook ups in each unit. Recently updated and fully renovated 3 floor apartment. The property has been consistently occupied, providing steady cash flow potential. Situated on a manageable potential double lot the property includes off-street parking, paved driveway and a large concrete pad with easy access to local shops, schools, and amenities. Conveniently located just minutes from downtown and major routes, making it attractive to tenants. Whether you're looking to expand your portfolio or live in one unit while renting the others, this property offers flexibility and long-term value.

18. 2021-10-22
    soldstatus $142,000 Closed 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

19. 2021-05-14
    status Pending 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

20. 2021-04-30
    price $148,000 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

21. 2021-04-29
    status Active 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

22. 2021-04-10
    historical 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

23. 2021-04-01
    listed $158,000 Active 469-char remark

    Show marketing remark (469 chars)

    Come see this fantastic Multi Unit in town! Great income potenial. Second floor has been renovated. Live in one unit and rent the other two. Bright and airy rooms. Lots of sunlight inside. Three large two bedroom apartments each on separate floors with their own porches. Enjoy sitting out on the back porches. Nice yard to relax in or plant flowers. Even has a 4 car garage! Close to shopping and walking distance to the Androscoggin River. Don't miss out on this one!

24. 2020-01-17
    soldstatus $83,000 Closed
25. 2019-11-18
    status Pending
26. 2019-11-06
    listed $95,735 Active
27. 2018-08-21
    soldstatus $61,000 Sold
28. 2018-06-14
    status Pending
29. 2018-05-08
    price $72,500
30. 2018-05-02
    status Active
31. 2018-04-18
    status Pending
32. 2018-04-14
    status Active
33. 2018-04-09
    status Pending
34. 2017-11-14
    listed $89,000 Active

ⓘ 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: $2,937 · $245/mo
• Projected year-2 tax: $3,406 · $284/mo
• Expected delta: +$469/yr (+$39/mo · 16.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $31,404
• − Mortgage interest: −$15,959
• − Property taxes: −$2,937
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,512
• − Management: −$2,512
• − Depreciation: −$8,288
• Taxable loss: −$2,229
• Est. tax savings @ 24.0%: +$535
• After-tax cash flow: $3,054/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

+231.3% since first listed

18 events — show timeline

• 2026-04-15 Listed $294,900 MREIS
• 2021-10-22 Sold (MLS) $142,000 MREIS
• 2021-05-14 Pending — MREIS
• 2021-04-30 Price Changed $148,000 MREIS
• 2021-04-29 Relisted — MREIS
• 2021-04-10 Delisted — MREIS
• 2021-04-01 Listed $158,000 MREIS
• 2020-01-17 Sold (MLS) $83,000 MREIS
• 2019-11-18 Pending — MREIS
• 2019-11-06 Listed $95,735 MREIS
• 2018-08-21 Sold (MLS) $61,000 MREIS
• 2018-06-14 Pending — MREIS
• 2018-05-08 Price Changed $72,500 MREIS
• 2018-05-02 Relisted — MREIS
• 2018-04-18 Pending — MREIS
• 2018-04-14 Relisted — MREIS
• 2018-04-09 Pending — MREIS
• 2017-11-14 Listed $89,000 MREIS

Property tax history

+4.5%/yr

Latest (2025): $2,937 · +31.8% YoY. Source: county tax records.