109 Sahagian Rd · Oakland, ME 04917

$895,000

6 bd · 3.5 ba · 4,200 sqft · MultiFamily · 84 Days on market

Built 1890 30 ac lot $213/sqft · 40% below area Est $1481k · 40% 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
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +7.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

The approach sets the tone. A half-mile private road winds through the woods, climbs to a hilltop, and opens onto something you don't find by accident. This 1890 New Englander sits on just over 30 acres in Maine's Belgrade Lakes Region: a 6-bedroom, 3.5-bath estate with 3 wood-burning fireplaces, hardwood floors, and construction quality that age only confirms. This has been a genuine family compound for decades, and it shows. Inside, wide archways connect the rooms so the first floor breathes as one. The kitchen is the center of it all, flanked by formal and informal living spaces built for gathering. A walk-in pantry, 1st-floor laundry, 2-car garage with direct entry, and a whole-house automatic generator round out the practical side. The primary suite offers a soaking tub, double vanity, and walk-in closet. Two living rooms, a library, a warm wood-paneled den, and 12 rooms total across 3 levels ensure space for everyone. The finished walkout lower level adds a spacious family room, a private office with a brick fireplace, and a bedroom with a full bath. Outside, the land earns its keep. A 2-story timber-frame barn with original hand-hewn beams raised 125 years ago has been professionally restored and lifted onto 10x10 supports built to stand another century. Deep in the woods, a 20x20 cabin awaits with its own screened porch and loft. Grounds feature apple and pear trees, berry bushes, a heated pool, and a hot tub. At night, without light pollution, the sky holds more stars than most have seen in years. Walk to Belgrade Lakes Village, Great Pond, the marina, and an award-winning golf course. Perfectly located midway between Augusta and Waterville. An adjacent carriage house is available separately. A complete pre-inspection report is available for qualified buyers. Some places you move into. Some you belong to. This is the second kind.

Key facts

• 30 acres
• Wide archways
• Hardwood floors

Tags

• 30 ACRES
• WOOD-BURNING FIREPLACES
• HARDWOOD FLOORS
• WIDE ARCHWAYS
• WALK-IN PANTRY
• FIRST-FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $705k (21.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $600k (33.0% below list).
• Recommended offer: $600k (33.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.8% in Oakland — 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 75/100 on livability (#37 in ME, #3,871 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 43 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k appreciation (10.0% local appreciation)).
• Kennebec 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 ~$154k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($841k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $599,500 (33.0% 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 84 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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 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: 0.67% ✗
• Cap rate: 4.85%
• Cash-on-cash: -5.16%
• DSCR: 0.77
• GRM: 12.4

CMA / ARV

• ARV (median comp): $1,480,647
• List price: $895,000
• Delta: -39.55%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $418,660
• Equity at exit: $806,287

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $1,286,591
• Equity at exit: $1,738,788

Cash invested: $250,600 (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 04917

• Home prices YoY: 23.1%
• Active inventory: 43
• Price-to-rent: 37.3×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$4,693
• Tax from tax record: −$747 /mo · $8,969/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $-1,078

Break-even live

Break-even rent $7,359

Max offer price $704,609

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	6	3.5	$5,994
Total (3 units)			$5,995

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $895,000 Active 84 DOM
2. 2026-06-18
   days on market $895,000 Active 83 DOM
3. 2026-06-17
   days on market $895,000 Active 82 DOM
4. 2026-06-16
   days on market $895,000 Active 81 DOM
5. 2026-06-15
   days on market $895,000 Active 80 DOM
6. 2026-06-14
   days on market $895,000 Active 78 DOM
7. 2026-06-12
   days on market $895,000 Active 77 DOM
8. 2026-06-09
   days on market $895,000 Active 74 DOM
9. 2026-06-08
   days on market $895,000 Active 73 DOM
10. 2026-06-07
    days on market $895,000 Active 72 DOM
11. 2026-06-05
    days on market $895,000 Active 69 DOM
12. 2026-06-03
    days on market $895,000 Active 68 DOM
13. 2026-06-02
    days on market $895,000 Active 67 DOM
14. 2026-06-01
    days on market $895,000 Active 66 DOM
15. 2026-05-31
    days on market $895,000 Active 65 DOM
16. 2026-05-30
    days on market $895,000 Active 64 DOM
17. 2026-03-27
    listed $895,000 Active 1870-char remark

    Show marketing remark (1870 chars)

    The approach sets the tone. A half-mile private road winds through the woods, climbs to a hilltop, and opens onto something you don't find by accident. This 1890 New Englander sits on just over 30 acres in Maine's Belgrade Lakes Region: a 6-bedroom, 3.5-bath estate with 3 wood-burning fireplaces, hardwood floors, and construction quality that age only confirms. This has been a genuine family compound for decades, and it shows. Inside, wide archways connect the rooms so the first floor breathes as one. The kitchen is the center of it all, flanked by formal and informal living spaces built for gathering. A walk-in pantry, 1st-floor laundry, 2-car garage with direct entry, and a whole-house automatic generator round out the practical side. The primary suite offers a soaking tub, double vanity, and walk-in closet. Two living rooms, a library, a warm wood-paneled den, and 12 rooms total across 3 levels ensure space for everyone. The finished walkout lower level adds a spacious family room, a private office with a brick fireplace, and a bedroom with a full bath. Outside, the land earns its keep. A 2-story timber-frame barn with original hand-hewn beams raised 125 years ago has been professionally restored and lifted onto 10x10 supports built to stand another century. Deep in the woods, a 20x20 cabin awaits with its own screened porch and loft. Grounds feature apple and pear trees, berry bushes, a heated pool, and a hot tub. At night, without light pollution, the sky holds more stars than most have seen in years. Walk to Belgrade Lakes Village, Great Pond, the marina, and an award-winning golf course. Perfectly located midway between Augusta and Waterville. An adjacent carriage house is available separately. A complete pre-inspection report is available for qualified buyers. Some places you move into. Some you belong to. This is the second kind.

ⓘ 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: $8,969 · $747/mo
• Projected year-2 tax: $10,570 · $881/mo
• Expected delta: +$1,602/yr (+$133/mo · 17.9%)

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

Taxation est. · year 1

• Rental income: $71,940
• − Mortgage interest: −$50,134
• − Property taxes: −$8,969
• − Insurance: −$4,475
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − Depreciation: −$26,036
• Taxable loss: −$29,185
• Est. tax savings @ 24.0%: +$7,004
• After-tax cash flow: $-5,929/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Oakland

• Score: 75/100
• State rank: #37
• US rank: #3871

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,298

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 6% Other Indo-European 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 61.97%
• Current HPI: 330.4118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-27 Listed $895,000 MREIS

Property tax history

+0.7%/yr

Latest (2025): $8,969 · +12.2% YoY. Source: county tax records.