17 Anson Rd · Starks, ME 04911

$175,000

3 bd · 2.0 ba · 2,198 sqft · SingleFamily · 238 Days on market

Built 1900 1.00 ac lot $80/sqft · 20% below area Est $219k · 20% 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 +12.6/30.0
• Appreciation +6.2/10.0
• Schools +5.0/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property has over 75 feet of stream frontage on Lemon Brook. A great brook for fishing and tubbing. Huge back yard that even has a tire swing. It's locating is 15 minutes from stores in Madison, 20 minutes from Farmington and 20 minutes from stores in New Sharon. Snowmobile ITS trail is easy accessible. Barn has 3 large first floor rooms and a large 2nd floor in main barn. Extra large kitchen, with large center island is prefect for cooking those large family meals.

Key facts

• 1 acre lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-23 ($-278/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.2% below list).
• Recommended offer: $150k (14.2% 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.
• Market conditions: 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 238 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y 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 $36k; list at $175k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,156 (14.2% 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 238 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (median comp): $218,847
• List price: $175,000
• Delta: -20.04%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

2.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.30×
• Total profit: $14,464
• Equity at exit: $73,193

10-year hold

• IRR: 8.6%
• Equity multiple: 2.23×
• Total profit: $60,190
• Equity at exit: $108,699

Cash invested: $49,000 (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 04911

• Home prices YoY: 1.1%
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-23

Break-even live

Break-even rent $1,531

Max offer price $171,650

Occupancy floor 97%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $175,000 Active 238 DOM
2. 2026-06-17
   days on market $175,000 Active 237 DOM
3. 2026-06-16
   days on market $175,000 Active 236 DOM
4. 2026-06-15
   days on market $175,000 Active 235 DOM
5. 2026-06-13
   days on market $175,000 Active 233 DOM
6. 2026-06-12
   days on market $175,000 Active 232 DOM
7. 2026-06-09
   days on market $175,000 Active 229 DOM
8. 2026-06-08
   days on market $175,000 Active 228 DOM
9. 2026-06-07
   days on market $175,000 Active 227 DOM
10. 2026-06-07
    days on market $175,000 Active 226 DOM
11. 2026-06-04
    days on market $175,000 Active 223 DOM
12. 2026-06-02
    days on market $175,000 Active 222 DOM
13. 2026-06-01
    days on market $175,000 Active 221 DOM
14. 2026-05-31
    days on market $175,000 Active 220 DOM
15. 2026-05-31
    days on market $175,000 Active 219 DOM
16. 2025-10-23
    listed $175,000 Active 472-char remark

    Show marketing remark (472 chars)

    Property has over 75 feet of stream frontage on Lemon Brook. A great brook for fishing and tubbing. Huge back yard that even has a tire swing. It's locating is 15 minutes from stores in Madison, 20 minutes from Farmington and 20 minutes from stores in New Sharon. Snowmobile ITS trail is easy accessible. Barn has 3 large first floor rooms and a large 2nd floor in main barn. Extra large kitchen, with large center island is prefect for cooking those large family meals.

17. 2022-11-04
    soldstatus $36,000 Closed 329-char remark

    Show marketing remark (329 chars)

    Investor Special!!! This incredible 1 acre lot is improved by a 3- 5 bedroom 1 bath colonial style farmhouse with attached Barn. Beautiful, scenic full acre buildable lot. Home is in need of extensive rehab. Private septic, public water. Electric on site. Seller is very motivated! Bring your tool belt and ideas with your offer!

18. 2022-10-11
    status Pending 329-char remark

    Show marketing remark (329 chars)

    Investor Special!!! This incredible 1 acre lot is improved by a 3- 5 bedroom 1 bath colonial style farmhouse with attached Barn. Beautiful, scenic full acre buildable lot. Home is in need of extensive rehab. Private septic, public water. Electric on site. Seller is very motivated! Bring your tool belt and ideas with your offer!

19. 2022-09-29
    price $45,000 329-char remark

    Show marketing remark (329 chars)

    Investor Special!!! This incredible 1 acre lot is improved by a 3- 5 bedroom 1 bath colonial style farmhouse with attached Barn. Beautiful, scenic full acre buildable lot. Home is in need of extensive rehab. Private septic, public water. Electric on site. Seller is very motivated! Bring your tool belt and ideas with your offer!

20. 2022-08-30
    listed $55,000 Active 329-char remark

    Show marketing remark (329 chars)

    Investor Special!!! This incredible 1 acre lot is improved by a 3- 5 bedroom 1 bath colonial style farmhouse with attached Barn. Beautiful, scenic full acre buildable lot. Home is in need of extensive rehab. Private septic, public water. Electric on site. Seller is very motivated! Bring your tool belt and ideas with your offer!

21. 2021-01-12
    soldstatus $28,000 Closed
22. 2020-12-04
    status Pending - Continue to Show
23. 2020-11-27
    status Active
24. 2020-11-21
    status Pending
25. 2020-10-23
    listed $28,000 Active
26. 2019-09-25
    soldstatus $28,000 Closed
27. 2019-09-13
    status Pending - Continue to Show
28. 2019-06-19
    price $29,900
29. 2019-04-25
    listed $35,000 Active
30. 2019-02-22
    soldstatus $22,310 Closed
31. 2019-01-29
    status Pending
32. 2019-01-16
    price $24,900
33. 2019-01-04
    price $27,900
34. 2018-12-19
    listed $34,900 Active
35. 2018-11-21
    historical
36. 2018-11-08
    price $39,900
37. 2018-11-08
    status Active
38. 2018-11-07
    historical
39. 2018-10-24
    price $43,700
40. 2018-10-24
    status Active
41. 2018-10-22
    historical
42. 2018-10-15
    status Active
43. 2018-10-11
    historical
44. 2018-10-04
    price $48,300
45. 2018-10-04
    status Active
46. 2018-10-03
    historical
47. 2018-09-04
    listed $55,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,019
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$5,091
• Taxable loss: −$3,258
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $504/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)

No district data.

Livability — Starks

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

Census & demographics

• Population (ZIP): 1,787

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Slovak 6% Romanian 3%
• Foreign-born: 1% · China

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.44%
• Current HPI: 227.5178
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+218.2% since first listed

32 events — show timeline

• 2025-10-23 Listed $175,000 MREIS
• 2022-11-04 Sold (MLS) $36,000 MREIS
• 2022-10-11 Pending — MREIS
• 2022-09-29 Price Changed $45,000 MREIS
• 2022-08-30 Listed $55,000 MREIS
• 2021-01-12 Sold (MLS) $28,000 MREIS
• 2020-12-04 Pending — MREIS
• 2020-11-27 Relisted — MREIS
• 2020-11-21 Pending — MREIS
• 2020-10-23 Listed $28,000 MREIS
• 2019-09-25 Sold (MLS) $28,000 MREIS
• 2019-09-13 Pending — MREIS
• 2019-06-19 Price Changed $29,900 MREIS
• 2019-04-25 Listed $35,000 MREIS
• 2019-02-22 Sold (MLS) $22,310 MREIS
• 2019-01-29 Pending — MREIS
• 2019-01-16 Price Changed $24,900 MREIS
• 2019-01-04 Price Changed $27,900 MREIS
• 2018-12-19 Listed $34,900 MREIS
• 2018-11-21 Delisted — MREIS
• 2018-11-08 Price Changed $39,900 MREIS
• 2018-11-08 Relisted — MREIS
• 2018-11-07 Delisted — MREIS
• 2018-10-24 Price Changed $43,700 MREIS
• 2018-10-24 Relisted — MREIS
• 2018-10-22 Delisted — MREIS
• 2018-10-15 Relisted — MREIS
• 2018-10-11 Delisted — MREIS
• 2018-10-04 Price Changed $48,300 MREIS
• 2018-10-04 Relisted — MREIS
• 2018-10-03 Delisted — MREIS
• 2018-09-04 Listed $55,000 MREIS