58 Morrill St · Buckfield, ME 04220

$310,000

3 bd · 2.0 ba · 2,318 sqft · MultiFamily · 14 Days on market

Built 1870 0.50 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 +29.7/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• 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

Welcome to 58 Morrill Street. Ebenezer Harlow from Canton Maine sold this property back in 1870 and it has been loved and cherished over the years. This New England style home still boasts a farmhouse feel but has an updated kitchen with modern day conveniences and plan! Built-ins galore. Extra insulated primary bedroom. Two baths. Cathedral ceiling in the primary suite is amazing! Sit on the porch and enjoy! Dream workshop location. Updated windows, shingles, heating. Gather with friends and family. Sit in front of the fireplace. Enjoy the totally fenced in back yard. The above ground pool is waiting for your summer enjoyment. I can't wait to show you the private outdoor living spot. The gardens are bursting with color. What a workshop! Take a look at this lovely home today!

Key facts

• Attached barn
• Large backyard
• Flexible layout

Tags

• LARGE BACKYARD
• ATTACHED BARN
• MULTIPLE HEATING OPTIONS
• FLEXIBLE LAYOUT
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Detached garage with direct entry to the home (1-car); Paved parking for 1–4 vehicles
• Utilities: Public water; Private sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single family residence; Built in 1870; Post & beam structure
• Construction: Wood frame with vinyl siding; Block and brick/mortar foundation; Metal and shingle roof
• Exterior features: Deck; Porch; Fenced yard; Barn(s); Near town; Level lot; Paved road

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher, Microwave, Gas Range, Refrigerator
• Bedrooms: Primary bedroom on second floor with full bath and walk-in closet; Second bedroom on second floor with closet; Third bedroom on second floor with closet
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Heat pump (also provides cooling); Pellet stove; Wood stove
• Interior features: Shower; Built-in shelving/cabinets; Informal living area; Wood-burning fireplace; Bulkhead and crawl space basement entry
• Laundry & utility: Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $310k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).

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 $33k of equity ($2k loan paydown + $31k 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 $87k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $310,000

Questions for the listing agent

1. Built in 1870 — 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. 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.
4. 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.
5. 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: 1.32% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 6.3

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: 35.8%
• Equity multiple: 3.77×
• Total profit: $240,448
• Equity at exit: $279,273

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $651,878
• Equity at exit: $602,262

Cash invested: $86,800 (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: 12.6×

Monthly cashflow live

• Estimated rent: $4,092 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$354 /mo · $4,249/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$859
• Net cashflow: $1,124

Break-even live

Break-even rent $2,670

Max offer price $310,000

Occupancy floor 68%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,092
Total (2 units)			$4,092

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $310,000 Active 14 DOM
2. 2026-06-08
   days on market $310,000 Active 13 DOM
3. 2026-06-07
   days on market $310,000 Active 12 DOM
4. 2026-06-07
   days on market $310,000 Active 11 DOM
5. 2026-06-04
   days on market $310,000 Active 8 DOM
6. 2026-06-02
   days on market $310,000 Active 7 DOM
7. 2026-06-01
   days on market $310,000 Active 6 DOM
8. 2026-05-31
   days on market $310,000 Active 5 DOM
9. 2026-05-31
   days on market $310,000 Active 4 DOM
10. 2026-05-26
    listed $310,000 Active
11. 2023-08-29
    soldstatus $315,000 Closed 788-char remark

    Show marketing remark (788 chars)

    Welcome to 58 Morrill Street. Ebenezer Harlow from Canton Maine sold this property back in 1870 and it has been loved and cherished over the years. This New England style home still boasts a farmhouse feel but has an updated kitchen with modern day conveniences and plan! Built-ins galore. Extra insulated primary bedroom. Two baths. Cathedral ceiling in the primary suite is amazing! Sit on the porch and enjoy! Dream workshop location. Updated windows, shingles, heating. Gather with friends and family. Sit in front of the fireplace. Enjoy the totally fenced in back yard. The above ground pool is waiting for your summer enjoyment. I can't wait to show you the private outdoor living spot. The gardens are bursting with color. What a workshop! Take a look at this lovely home today!

12. 2023-07-19
    historical Active Under Contract 788-char remark

    Show marketing remark (788 chars)

    Welcome to 58 Morrill Street. Ebenezer Harlow from Canton Maine sold this property back in 1870 and it has been loved and cherished over the years. This New England style home still boasts a farmhouse feel but has an updated kitchen with modern day conveniences and plan! Built-ins galore. Extra insulated primary bedroom. Two baths. Cathedral ceiling in the primary suite is amazing! Sit on the porch and enjoy! Dream workshop location. Updated windows, shingles, heating. Gather with friends and family. Sit in front of the fireplace. Enjoy the totally fenced in back yard. The above ground pool is waiting for your summer enjoyment. I can't wait to show you the private outdoor living spot. The gardens are bursting with color. What a workshop! Take a look at this lovely home today!

13. 2023-07-13
    listed $299,900 Active 788-char remark

    Show marketing remark (788 chars)

    Welcome to 58 Morrill Street. Ebenezer Harlow from Canton Maine sold this property back in 1870 and it has been loved and cherished over the years. This New England style home still boasts a farmhouse feel but has an updated kitchen with modern day conveniences and plan! Built-ins galore. Extra insulated primary bedroom. Two baths. Cathedral ceiling in the primary suite is amazing! Sit on the porch and enjoy! Dream workshop location. Updated windows, shingles, heating. Gather with friends and family. Sit in front of the fireplace. Enjoy the totally fenced in back yard. The above ground pool is waiting for your summer enjoyment. I can't wait to show you the private outdoor living spot. The gardens are bursting with color. What a workshop! Take a look at this lovely home today!

ⓘ 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: $4,249 · $354/mo
• Projected year-2 tax: $4,249 · $354/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $49,104
• − Mortgage interest: −$17,365
• − Property taxes: −$4,249
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,928
• − Management: −$3,928
• − Depreciation: −$9,018
• Taxable income: $9,065
• Est. tax owed @ 24.0%: −$2,176
• After-tax cash flow: $11,309/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 — Buckfield

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

+3.4% since first listed

4 events — show timeline

• 2026-05-26 Listed $310,000 MREIS
• 2023-08-29 Sold (MLS) $315,000 MREIS
• 2023-07-19 Contingent — MREIS
• 2023-07-13 Listed $299,900 MREIS

Property tax history

+4.3%/yr

Latest (2025): $4,249 · +16.5% YoY. Source: county tax records.