410 Station Rd · Stacyville, ME 04777

$59,900

5 bd · 3.0 ba · 2,582 sqft · MultiFamily · 103 Days on market

Built 1940 0.31 ac lot ↓ 32% since listing

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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 +5.0/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Nice home with a 3 car garage, newer siding , furnance, the home is winterized. Great place to go snowmobiling !! Nice woodwork inside, needs some TLC to update the apartment above older pictures upstairs . Great place for a camp or to use year round . Duplex apartment, and a nice 3 bedroom garage !! Great for a camp or live in year round for ATVING , Snowmobiling, Fish is up the road on Molunkus stream, Baxter Park and Katahdin Woods and Waters are very close. Great for a recreational trails . Bangor is 1 hours away , we are about 25 acres to Houlton and Canada!!

Key facts

• 0.31 acre lot
• 3 garage spots
• Built 1940

Property features AI

Exterior

• Parking: 3-car garage; Paved parking; 1–4 vehicle spaces
• Utilities: Well (private water); Septic tank (private sewer); Electric service with circuit breakers; Electric water heater; Sump pump in crawl space
• Home design: Duplex; Multi-level; Single-family residence (property subtype); Facing information not provided
• Construction: Built in 1940; Vinyl siding; Wood frame construction; Metal roof
• Exterior features: Open, level lot; Near Turnpike/Interstate; In a neighborhood; Near railroad

Interior

• Kitchen: Kitchen on first level; Kitchen on second level
• Bedrooms: Bedroom 1 (First level); Bedroom 2 (First level); Bedroom 3 (First level); Bedroom 4 (Second level); Bedroom 5 (Second level)
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Baseboard heating
• Interior features: In-law apartment; First-floor bedroom; Shower
• Laundry & utility: First-floor laundry; Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 89 (rural): math 30% / reading 45% proficiency, ranked #136 of 185 in ME (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 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 $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 3.06% ✓
• Cap rate: 27.01%
• Cash-on-cash: 73.98%
• DSCR: 4.29
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 78.6%
• Equity multiple: 5.36×
• Total profit: $73,103
• Equity at exit: $26,934

10-year hold

• IRR: 78.1%
• Equity multiple: 11.02×
• Total profit: $167,987
• Equity at exit: $41,508

Cash invested: $16,772 (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 04777

• Active inventory: 6
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,833 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,034

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 39%

Sensitivity live

Price	-10% $1,075	-5% $1,055	+0% $1,034	+5% $1,013	+10% $993
Rent	-10% $889	-5% $962	+0% $1,034	+5% $1,106	+10% $1,179
Rate	-1.0pp $1,064	-0.5pp $1,049	base $1,034	+0.5pp $1,019	+1.0pp $1,003

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $59,900 Active 103 DOM
2. 2026-06-18
   days on market $59,900 Active 101 DOM
3. 2026-06-17
   days on market $59,900 Active 100 DOM
4. 2026-06-16
   days on market $59,900 Active 99 DOM
5. 2026-06-15
   days on market $59,900 Active 98 DOM
6. 2026-06-13
   days on market $59,900 Active 96 DOM
7. 2026-06-12
   days on market $59,900 Active 95 DOM
8. 2026-06-09
   days on market $59,900 Active 92 DOM
9. 2026-06-08
   days on market $59,900 Active 91 DOM
10. 2026-06-07
    days on market $59,900 Active 90 DOM
11. 2026-06-05
    days on market $59,900 Active 88 DOM
12. 2026-06-04
    days on market $59,900 Active 86 DOM
13. 2026-06-02
    days on market $59,900 Active 85 DOM
14. 2026-06-01
    days on market $59,900 Active 84 DOM
15. 2026-05-31
    days on market $59,900 Active 83 DOM
16. 2026-05-31
    days on market $59,900 Active 82 DOM
17. 2026-03-19
    status Active
18. 2026-03-13
    status Pending
19. 2026-03-03
    listed $59,900 Active
20. 2019-09-16
    historical
21. 2019-09-03
    status Active
22. 2019-08-08
    historical
23. 2019-02-07
    listed $40,000 Active
24. 2017-11-24
    historical
25. 2017-05-23
    listed $65,000 Active
26. 2013-03-19
    listed $88,000

ⓘ 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: $21,995
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − Depreciation: −$1,743
• Taxable income: $12,180
• Est. tax owed @ 24.0%: −$2,923
• After-tax cash flow: $9,485/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 89
• NCES district ID: 2314838
• Math proficiency: 30% —
• Reading proficiency: 45% —
• Median HH income: $36,317
• Composite: 33.62/100
• National rank: #10477
• State rank: #136 of 185 in ME

Livability — Stacyville

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

Census & demographics

• Population (ZIP): 503

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 16% Polish 14% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 8% 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-31.9% since first listed

10 events — show timeline

• 2026-03-19 Relisted — MREIS
• 2026-03-13 Pending — MREIS
• 2026-03-03 Listed $59,900 MREIS
• 2019-09-16 Delisted — MREIS
• 2019-09-03 Relisted — MREIS
• 2019-08-08 Delisted — MREIS
• 2019-02-07 Listed $40,000 MREIS
• 2017-11-24 Delisted — MREIS
• 2017-05-23 Listed $65,000 MREIS
• 2013-03-19 Listed $88,000 MREIS