33 High St · Turner, ME 04220

$180,000

3 bd · 1.5 ba · 1,740 sqft · MultiFamily · 105 Days on market

Built 1900 1.50 ac lot

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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 +20.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• DSCR +6.6/10.0
• Schools +6.3/10.0
• 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 MLS

Beautiful curb appeal on this intown Cape with 3 bed/1.5 baths. Many new updates which include some new flooring, new paint, new countertops in kitchen, updated SS appliances, new PT porch, updated baths, replaced windows and doors. Fireplaced living room with wood stove insert and an attached 24x30 garage with overhead storage. This home is ready for a new owner, come take a look! This home may qualify for 100% financing.

Key facts

• Large windows
• Expansive open lot
• Oversized garage

Tags

• LARGE WINDOWS
• COZY FIREPLACE INSERT
• PRIMARY BEDROOM ON MAIN LEVEL
• OVERSIZED GARAGE
• EXTRA SPACE FOR WORKSHOP
• EXPANSIVE OPEN LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (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 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% 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 $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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: property tax is 2.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.16% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 28.5%
• Equity multiple: 3.25×
• Total profit: $113,512
• Equity at exit: $162,158

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $322,461
• Equity at exit: $349,700

Cash invested: $50,400 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,081 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$384 /mo · $4,611/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $241

Break-even live

Break-even rent $1,776

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-13
   status Pending
2. 2026-03-20
   historical Active Under Contract
3. 2026-03-04
   price $180,000
4. 2026-01-21
   status Active
5. 2025-12-07
   status Pending
6. 2025-11-28
   status Active
7. 2025-11-23
   status Pending
8. 2025-11-11
   status Active
9. 2025-11-11
   price $230,000
10. 2025-10-20
    status Pending
11. 2025-10-18
    listed $188,000 Active
12. 2019-08-28
    soldstatus $178,000 Closed 427-char remark

    Show marketing remark (427 chars)

    Beautiful curb appeal on this intown Cape with 3 bed/1.5 baths. Many new updates which include some new flooring, new paint, new countertops in kitchen, updated SS appliances, new PT porch, updated baths, replaced windows and doors. Fireplaced living room with wood stove insert and an attached 24x30 garage with overhead storage. This home is ready for a new owner, come take a look! This home may qualify for 100% financing.

13. 2019-07-21
    status Pending - Continue to Show 427-char remark

    Show marketing remark (427 chars)

    Beautiful curb appeal on this intown Cape with 3 bed/1.5 baths. Many new updates which include some new flooring, new paint, new countertops in kitchen, updated SS appliances, new PT porch, updated baths, replaced windows and doors. Fireplaced living room with wood stove insert and an attached 24x30 garage with overhead storage. This home is ready for a new owner, come take a look! This home may qualify for 100% financing.

14. 2019-07-16
    listed $172,000 Active 427-char remark

    Show marketing remark (427 chars)

    Beautiful curb appeal on this intown Cape with 3 bed/1.5 baths. Many new updates which include some new flooring, new paint, new countertops in kitchen, updated SS appliances, new PT porch, updated baths, replaced windows and doors. Fireplaced living room with wood stove insert and an attached 24x30 garage with overhead storage. This home is ready for a new owner, come take a look! This home may qualify for 100% financing.

15. 2014-04-25
    soldstatus $130,000 258-char remark

    Show marketing remark (258 chars)

    Charming Cape on 1.5 acres w/ many quality updates. 3 BED 1.5 BA w/ Fireplace, hardwood, tile, newer roof & windows. Porch. Attached 2 car garage w/ workshop/overhead storage. Good septic inspection report avail. ATV & Snowmobile trails close by.

16. 2002-05-20
    listed $108,900
17. 2002-04-26
    listed $99,900

ⓘ 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: $4,611 · $384/mo
• Projected year-2 tax: $4,611 · $384/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,975
• − Mortgage interest: −$10,083
• − Property taxes: −$4,611
• − Insurance: −$900
• − Repairs & maintenance: −$1,998
• − Management: −$1,998
• − Depreciation: −$5,236
• Taxable income: $149
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,856/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Turner

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

Census & demographics

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.2% since first listed

17 events — show timeline

• 2026-04-13 Pending — MREIS
• 2026-03-20 Contingent — MREIS
• 2026-03-04 Price Changed $180,000 MREIS
• 2026-01-21 Relisted — MREIS
• 2025-12-07 Pending — MREIS
• 2025-11-28 Relisted — MREIS
• 2025-11-23 Pending — MREIS
• 2025-11-11 Relisted — MREIS
• 2025-11-11 Price Changed $230,000 MREIS
• 2025-10-20 Pending — MREIS
• 2025-10-18 Listed $188,000 MREIS
• 2019-08-28 Sold (MLS) $178,000 MREIS
• 2019-07-21 Pending — MREIS
• 2019-07-16 Listed $172,000 MREIS
• 2014-04-25 Sold (MLS) $130,000 MREIS
• 2002-05-20 Listed $108,900 MREIS
• 2002-04-26 Listed $99,900 MREIS

Property tax history

+4.5%/yr

Latest (2025): $4,611 · +16.5% YoY. Source: county tax records.