18 Weymouth St · Richmond, ME 04357

$199,000

4 bd · 1.0 ba · 1,482 sqft · SingleFamily public records · 8 Days on market

Built 1855 4,356 sqft lot Est $305k · 35% 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).

• Cash flow +15.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming property features two one-bedroom/one-bathroom units. The first-floor unit has recently undergone updates, boasting new flooring and a fresh coat of paint. Situated in a prime location, this duplex is positioned near town amenities. For those who enjoy outdoor activities, public boat access is just a quick walk away. This property is also conveniently located within 30 minutes of BIW and Augusta.

Key facts

• One bedroom units
• Fresh coat of paint
• New flooring

Tags

• ONE BEDROOM UNITS
• NEW FLOORING
• FRESH COAT OF PAINT
• PRIME LOCATION
• PUBLIC BOAT ACCESS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Two-unit property; Two 1-bedroom units; Gross income: $26,400; Operating expenses: $12,000; Actual rent: Unit 1 $1,100; Unit 2 $1,100

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Gas water heater; Utilities currently on
• Home design: Duplex; Built in 1855; Approximately 1,482 total above-grade finished area
• Construction: Wood frame construction with wood siding; Stone, granite and brick/mortar foundation; Shingle roof
• Exterior features: Porch; Intown location; Near shopping, turnpike/interstate, and town; Neighborhood setting; Paved road access

Interior

• Kitchen: Refrigerator in each unit
• Bedrooms: Unit 1: 1 bedroom (first level); Unit 2: 1 bedroom (second level)
• Flooring: Laminate; Vinyl; Wood; Linoleum
• Bathrooms: Two full bathrooms total; Unit 1: 1 full bath; Unit 2: 1 full bath
• Heating & cooling: Forced air heating
• Interior features: First-floor bedroom; Bathtub
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (9.6% below list).
• Recommended offer: $180k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.2% in Richmond — 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 68/100 on livability (#83 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Market conditions: 193 units permitted in Sagadahoc County in 2024 (56 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Sagadahoc County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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 1855 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,798 (9.6% below list)

Questions for the listing agent

1. Built in 1855 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $305,292
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Lincoln St	0.41mi	4/1.0	1,518 (+2%)	3mo	$255,000	$168	75
3 Sampson St	0.51mi	3/1.5 (-1)	1,530 (+3%)	4mo	$315,000	$206	61
25 High St	0.30mi	3/2.0 (-1)	1,487 (+0%)	22mo	$340,000	$229	58
4 Fuller St	0.35mi	3/1.0 (-1)	1,343 (-9%)	20mo	$201,960	$150	46
76 Lincoln St	0.66mi	3/2.0 (-1)	1,541 (+4%)	22mo	$385,000	$250	36
188 Pleasant St	0.53mi	3/1.0 (-1)	1,669 (+13%)	18mo	$136,000	$81	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $114,280
• Equity at exit: $179,275

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $331,891
• Equity at exit: $386,613

Cash invested: $55,720 (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 04357

• Home prices YoY: 7.3%
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $93

Break-even live

Break-even rent $1,681

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $199,000 Active 8 DOM
2. 2026-06-18
   days on market $199,000 Active 7 DOM
3. 2026-06-17
   days on market $199,000 Active 6 DOM
4. 2026-06-16
   days on market $199,000 Active 5 DOM
5. 2026-06-15
   days on market $199,000 Active 4 DOM
6. 2026-06-14
   days on market $199,000 Active 2 DOM
7. 2026-06-12
   remarks 413-char remark
8. 2026-06-12
   listed $199,000 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: $2,415 · $201/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$146/yr (+$12/mo · 6.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $21,576
• − Mortgage interest: −$11,147
• − Property taxes: −$2,415
• − Insurance: −$995
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$5,789
• Taxable loss: −$2,223
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $1,645/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 — Richmond

• Score: 68/100
• State rank: #83
• US rank: #9679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richmond, ME
• City population: 3,555
• Population (ZIP): 3,555

Population outlook (Sagadahoc County) Hauer SSP2

• Today (2025): 34,670 people
• By 2030: 34,001 · -1.9%
• By 2040: 31,757 · -8.4%
• By 2050: 28,504 · -17.8%
• By 2075: 21,252 · -38.7%
• By 2100: 12,895 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 13% Romanian 9% Slovak 5%
• Foreign-born: 3%
• Languages at home: 96% English-only · Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Sagadahoc

• 2024 margin: D (+16.6) · D 57.2% · R 40.5% · Other 2.3%
• 2008→2024 swing: +0.5pp no change · 2008: 16.1pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+15.7 2016: D+6.4 2012: D+16.4 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.64%
• Current HPI: 304.6766
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+20.6% since first listed

13 events — show timeline

• 2026-06-11 Listed $199,000 MREIS
• 2024-04-18 Delisted — MREIS
• 2024-02-20 Relisted — MREIS
• 2024-02-20 Price Changed $175,000 MREIS
• 2024-01-22 Contingent — MREIS
• 2023-12-07 Price Changed $195,000 MREIS
• 2023-11-17 Listed $215,000 MREIS
• 2022-09-01 Delisted — MREIS
• 2022-09-01 Delisted — MREIS
• 2022-05-24 Price Changed $155,000 MREIS
• 2022-05-24 Price Changed $155,000 MREIS
• 2022-02-19 Listed $165,000 MREIS
• 2022-02-19 Listed $165,000 MREIS

Property tax history

+3.1%/yr

Latest (2025): $2,415 · +14.8% YoY. Source: county tax records.