2206 Carmel Rd N · Hampden, ME 04444

$324,900

3 bd · 2.0 ba · 1,344 sqft · MultiFamily public records · 160 Days on market

Built 2002 2.00 ac lot $242/sqft · 33% above area Est $244k · 33% over

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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 +21.2/30.0
• Schools +7.9/10.0
• DSCR +6.7/10.0
• 1% rule +5.3/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

This adorable and well-cared for 3-bedroom, 2 full-bath home sits on a beautiful 2 acre lot and offers the perfect blend of charm, space and efficiency. Built in 2002, the home features gorgeous hardwood floors on the main level and warm pine flooring throughout the upstairs, adding character and comfort at every turn. Enjoy peace of mind with an every-efficient design and a dry, usable basement- perfect for storage, a home gym, workshop, or future finishing. This home is also located in the highly desired RSU 22 school district. Outside you will find an oversized shed, perfect all of your outside storage needs. With room to roam outdoors and a layout that feels both cozy and functional, this property is one you don't want to miss!

Key facts

• Oversized shed
• Usable basement
• 2 acre lot

Tags

• 2 ACRE LOT
• HARDWOOD FLOORS
• USABLE BASEMENT
• OVERSIZED SHED
• RSU 22 SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.9% in Hampden — 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 90/100 on livability (#1 in ME, #105 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F.
• RSU 22 (suburban): math 91% / reading 92% proficiency, ranked #16 of 112 in ME (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 97 active listings in the ZIP; solid renter incomes; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent runs 38% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $325k implies a 132% gain — meaningful room to come down on a strong offer.

Recommended offer $285,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.03% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $243,892
• List price: $324,900
• Delta: 33.21%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-22,818
• Equity at exit: $48,444

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $18,561
• Equity at exit: $28,091

Cash invested: $90,972 (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 04444

• Home prices YoY: -14.3%
• Active inventory: 97
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $3,346 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$336 /mo · $4,031/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $468

Break-even live

Break-even rent $2,753

Max offer price $324,900

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,346
Total (2 units)			$3,346

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-20
   status Pending 741-char remark

   Show marketing remark (741 chars)

   This adorable and well-cared for 3-bedroom, 2 full-bath home sits on a beautiful 2 acre lot and offers the perfect blend of charm, space and efficiency. Built in 2002, the home features gorgeous hardwood floors on the main level and warm pine flooring throughout the upstairs, adding character and comfort at every turn. Enjoy peace of mind with an every-efficient design and a dry, usable basement- perfect for storage, a home gym, workshop, or future finishing. This home is also located in the highly desired RSU 22 school district. Outside you will find an oversized shed, perfect all of your outside storage needs. With room to roam outdoors and a layout that feels both cozy and functional, this property is one you don't want to miss!

2. 2026-04-19
   price $324,900 741-char remark

   Show marketing remark (741 chars)

   This adorable and well-cared for 3-bedroom, 2 full-bath home sits on a beautiful 2 acre lot and offers the perfect blend of charm, space and efficiency. Built in 2002, the home features gorgeous hardwood floors on the main level and warm pine flooring throughout the upstairs, adding character and comfort at every turn. Enjoy peace of mind with an every-efficient design and a dry, usable basement- perfect for storage, a home gym, workshop, or future finishing. This home is also located in the highly desired RSU 22 school district. Outside you will find an oversized shed, perfect all of your outside storage needs. With room to roam outdoors and a layout that feels both cozy and functional, this property is one you don't want to miss!

3. 2026-02-25
   price $332,500 741-char remark

   Show marketing remark (741 chars)

   This adorable and well-cared for 3-bedroom, 2 full-bath home sits on a beautiful 2 acre lot and offers the perfect blend of charm, space and efficiency. Built in 2002, the home features gorgeous hardwood floors on the main level and warm pine flooring throughout the upstairs, adding character and comfort at every turn. Enjoy peace of mind with an every-efficient design and a dry, usable basement- perfect for storage, a home gym, workshop, or future finishing. This home is also located in the highly desired RSU 22 school district. Outside you will find an oversized shed, perfect all of your outside storage needs. With room to roam outdoors and a layout that feels both cozy and functional, this property is one you don't want to miss!

4. 2025-12-11
   listed $349,900 Active 741-char remark

   Show marketing remark (741 chars)

   This adorable and well-cared for 3-bedroom, 2 full-bath home sits on a beautiful 2 acre lot and offers the perfect blend of charm, space and efficiency. Built in 2002, the home features gorgeous hardwood floors on the main level and warm pine flooring throughout the upstairs, adding character and comfort at every turn. Enjoy peace of mind with an every-efficient design and a dry, usable basement- perfect for storage, a home gym, workshop, or future finishing. This home is also located in the highly desired RSU 22 school district. Outside you will find an oversized shed, perfect all of your outside storage needs. With room to roam outdoors and a layout that feels both cozy and functional, this property is one you don't want to miss!

5. 2014-10-09
   soldstatus $140,000 208-char remark

   Show marketing remark (208 chars)

   LOVELY 2002 CAPE W/ 3BR, 2BA. HOME FEATURES BEAUTIFUL HDWD FLRS DOWNSTAIRS & PINE FLRS UPSTAIRS. THIS DELIGHTFUL HOME SITS ON 2 ACRES & IS APPROX 1MI FROM I-95 & IN THE SAD 22 SCHOOL SYSTEM.

ⓘ 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: $4,031 · $336/mo
• Projected year-2 tax: $4,225 · $352/mo
• Expected delta: +$194/yr (+$16/mo · 4.8%)

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

Taxation est. · year 1

• Rental income: $40,152
• − Mortgage interest: −$18,199
• − Property taxes: −$4,031
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − Depreciation: −$9,452
• Taxable income: $421
• Est. tax owed @ 24.0%: −$101
• After-tax cash flow: $5,518/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 22
• NCES district ID: 2314815
• Math proficiency: 91% ▲ 49.00%
• Reading proficiency: 92% ▲ 26.00%
• Median HH income: $65,487
• Composite: 78.68/100
• National rank: #72
• State rank: #16 of 112 in ME

Livability — Hampden

• Score: 90/100
• State rank: #1
• US rank: #105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Penobscot County · 81,539 people
• City population: 9,371
• Metro: Bangor, ME
• Population (ZIP): 9,371
• Household income: $106,554
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 103.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% German/W. Germanic 0%

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: ▼ -56.30%
• Current HPI: 335.987
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+132.1% since first listed

5 events — show timeline

• 2026-05-20 Pending — MREIS
• 2026-04-19 Price Changed $324,900 MREIS
• 2026-02-25 Price Changed $332,500 MREIS
• 2025-12-11 Listed $349,900 MREIS
• 2014-10-09 Sold (MLS) $140,000 MREIS

Property tax history

+5.4%/yr

Latest (2025): $4,031 · +8.5% YoY. Source: county tax records.