168 Brown Rd · Oakfield, ME 04763

$69,500

4 bd · 1.0 ba · 1,080 sqft · Other · 4 Days on market

Built 1965 3.20 ac lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Owning, Sure Beats Renting. Seriously Consider 4 Bedroom, One Level Oakfield Maine Ranch Home! Surrounded By Four Season Recreation And Woods! You Own, Enjoy 3.2 Acres Of Mostly Wooded Land In Aroostook County. All Kinds Of Lakes, Connected To ALL The Outdoor Recreation Trails. Get Out Doors! Wind Generator Check Of $2100 If Year Round Owner. Or Maybe At This Low Price, You Use The Ranch Home As Your Vacation Getaway. Or 2nd Home In Maine To Neat The Sunny South Blistering Heat And Humidity. ONe Wise Investment. Metal Roof, Private Drilled Well, Concrete Septic Tank System. Heats Easy With Soapstone Woodstove, Toyotomi K-1 High Efficiency Automatic Stove. Just Outside Town Conveniences, Sch

Key facts

• Metal roof
• Private drilled well
• Soapstone woodstove

Tags

• ONE LEVEL RANCH HOME
• METAL ROOF
• PRIVATE DRILLED WELL
• CONCRETE SEPTIC TANK SYSTEM
• SOAPSTONE WOODSTOVE

Property features AI

Finance

• Other: Zoned Rural Farm Woods; Property sits on approximately 3.2 acres
• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking on site with 5–10 off-street spaces
• Utilities: Private well water; Private sewer (septic tank); Utilities active
• Home design: Single family residence; All living spaces on one level; Built in 1965
• Construction: Wood frame construction with vinyl siding; Metal roof; Slab foundation
• Exterior features: Shed(s); Near golf course, public beach, shopping, and town; Rural, level lot; Gravel road access

Interior

• Kitchen: Eat-in kitchen; Gas range; Refrigerator
• Bedrooms: Four bedrooms on the first floor (sizes include approx. 15x12, 12x9.5, 12x10, 15x8) with closets in several rooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Space heater; Wood stove (and heat stove hookup); Cooling available; Electric circuit breaker panel; Electric water heater
• Interior features: One-floor living with main-level bedrooms; Bathtub and separate shower; Storage space; Partially furnished; Level entry; Double-pane windows; Satellite dish
• Laundry & utility: Washer and dryer present; Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 50 (rural): math 30% / reading 55% proficiency, ranked #103 of 185 in ME (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($481 loan paydown + $730 appreciation (1.1% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,500

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.62% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.05%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.41×
• Total profit: $27,362
• Equity at exit: $23,910

10-year hold

• IRR: 30.0%
• Equity multiple: 4.62×
• Total profit: $70,483
• Equity at exit: $31,916

Cash invested: $19,460 (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 04763

• Home prices YoY: 1.1%
• Active inventory: 13
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$92 /mo · $1,109/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $406

Break-even live

Break-even rent $615

Max offer price $69,500

Occupancy floor 59%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-18
   days on market $69,500 Active 4 DOM
2. 2026-06-17
   days on market $69,500 Active 3 DOM
3. 2026-06-16
   days on market $69,500 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $69,500 Active 1 DOM

ⓘ 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: $1,109 · $92/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,549
• − Mortgage interest: −$3,893
• − Property taxes: −$1,109
• − Insurance: −$348
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$2,022
• Taxable income: $4,010
• Est. tax owed @ 24.0%: −$962
• After-tax cash flow: $3,912/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 50
• NCES district ID: 2314806
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $36,091
• Composite: 37.51/100
• National rank: #8882
• State rank: #103 of 185 in ME

Livability — Oakfield

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

Census & demographics

• Population (ZIP): 653

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 7% Serbian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 99.0246
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-14 Listed $69,500 MREIS

Property tax history

+3.6%/yr

Latest (2020): $1,109 · +37.8% YoY. Source: county tax records.