89 Littlehale Rd · Andover, ME 04216

$146,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily · 60 Days on market

Built 2009 1.00 ac lot

---

Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0

Key facts

• 1 acre lot
• Parking
• Built 2009

Property features AI

Exterior

• Parking: 1–4 parking spaces on gravel
• Utilities: Well (private) water source; Septic tank (private sewer)
• Home design: Mobile home property type; Single-story (first level primary living); Built in 2009
• Construction: Vinyl siding mobile home; Shingle roof; Slab foundation
• Exterior features: Level, rural lot; Waterfront on Barrett Brook (brook)

Interior

• Kitchen: First-level kitchen
• Bedrooms: Two bedrooms on the first level
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: One full bathroom
• Heating & cooling: Pellet stove; Forced air; Direct vent furnace; Circuit breaker electrical system; Electric water heater
• Interior features: 4 total rooms; Level of finish includes vinyl and carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (29.1% below list).
• Recommended offer: $104k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Andover Public Schools (rural): math 30% / reading 60% proficiency, ranked #82 of 185 in ME (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Andover Elementary School (math 75% / reading 75%, grade A, #224 of 294 statewide, top 77%, 30 students, 30% FRL) — zoned schools average 30% FRL vs 53% district-wide (23 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 75% at this address vs 45% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Andover Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 12 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 $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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.

Recommended offer $103,536 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.71% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 11.8

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: 2.3%
• Equity multiple: 1.13×
• Total profit: $5,437
• Equity at exit: $65,648

10-year hold

• IRR: 5.8%
• Equity multiple: 1.89×
• Total profit: $36,449
• Equity at exit: $101,171

Cash invested: $40,880 (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 04216

• Active inventory: 12
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,035 medium
• Mortgage (P&I): −$766
• Tax est. 1.5%: −$182 /mo · $2,190/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-191

Break-even live

Break-even rent $1,277

Max offer price $118,358

Occupancy floor —

Sensitivity live

Price	-10% $-90	-5% $-141	+0% $-191	+5% $-241	+10% $-292
Rent	-10% $-273	-5% $-232	+0% $-191	+5% $-150	+10% $-109
Rate	-1.0pp $-118	-0.5pp $-154	base $-191	+0.5pp $-229	+1.0pp $-267

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: $36,500
• Closing costs: $4,380
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $146,000 Active 60 DOM
2. 2026-06-21
   days on market $146,000 Active 59 DOM
3. 2026-06-18
   days on market $146,000 Active 57 DOM
4. 2026-06-17
   days on market $146,000 Active 56 DOM
5. 2026-06-16
   days on market $146,000 Active 55 DOM
6. 2026-06-15
   days on market $146,000 Active 54 DOM
7. 2026-06-13
   days on market $146,000 Active 52 DOM
8. 2026-06-12
   days on market $146,000 Active 51 DOM
9. 2026-06-09
   days on market $146,000 Active 48 DOM
10. 2026-06-08
    days on market $146,000 Active 47 DOM
11. 2026-06-07
    days on market $146,000 Active 46 DOM
12. 2026-06-07
    days on market $146,000 Active 45 DOM
13. 2026-06-04
    days on market $146,000 Active 42 DOM
14. 2026-06-02
    days on market $146,000 Active 41 DOM
15. 2026-06-01
    days on market $146,000 Active 40 DOM
16. 2026-05-31
    days on market $146,000 Active 39 DOM
17. 2026-05-31
    days on market $146,000 Active 38 DOM
18. 2026-04-22
    listed $146,000 Active 297-char remark

ⓘ 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: $12,424
• − Mortgage interest: −$8,178
• − Property taxes: −$2,190
• − Insurance: −$730
• − Repairs & maintenance: −$994
• − Management: −$994
• − Depreciation: −$4,247
• Taxable loss: −$4,909
• Est. tax savings @ 24.0%: +$1,178
• After-tax cash flow: $-1,114/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: Andover Public Schools
• NCES district ID: 2314823
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $44,234
• Composite: 40.25/100
• National rank: #7803
• State rank: #82 of 185 in ME

Livability — Andover

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

Census & demographics

• Population (ZIP): 602

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 (96%)
• Race & ethnicity: White 96% Asian 3%
• Common ancestry: Lithuanian 13% Slovak 5% Scotch-Irish 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 98% English-only · Chinese 2% Other Indo-European 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+495.9% since first listed

2 events — show timeline

• 2026-04-22 Listed $146,000 MREIS
• 2001-08-24 Listed $24,500 MREIS