4 Gilbert St · Livermore Falls, ME 04254

$116,000

2 bd · 1.0 ba · 784 sqft · MultiFamily public records · 68 Days on market

Built 2008 7,405 sqft lot $148/sqft · 35% below area Est $180k · 35% under ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• DSCR +3.9/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +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

Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

Key facts

• Front deck
• Newer heat pump
• 7,405 sq ft lot

Tags

• FRONT DECK
• NEW LAMINATE FLOORING
• NEWER HEAT PUMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $116k.

Deal economics

• At list price, monthly cash flow is $-62 ($-748/yr) — negative.
• To cash-flow at today's rent, offer at most $105k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (16.3% below list).
• Recommended offer: $97k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Livermore Falls — 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 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spruce Mountain Middle School (math 83% / reading 83%, grade A+, #47 of 85 statewide, top 58%, 358 students, 58% FRL); Spruce Mountain High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 408 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($802 loan paydown + $4k appreciation (3.9% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,064 (16.3% 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 68 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (median comp): $179,824
• List price: $116,000
• Delta: -35.49%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.47×
• Total profit: $15,313
• Equity at exit: $57,771

10-year hold

• IRR: 10.1%
• Equity multiple: 2.66×
• Total profit: $53,841
• Equity at exit: $93,666

Cash invested: $32,480 (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 04254

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$48
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-62

Break-even live

Break-even rent $1,050

Max offer price $104,994

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-29	+0% $-62	+5% $-95	+10% $-128
Rent	-10% $-139	-5% $-101	+0% $-62	+5% $-24	+10% $14
Rate	-1.0pp $-4	-0.5pp $-33	base $-62	+0.5pp $-92	+1.0pp $-123

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-17
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

2. 2026-05-15
   price $116,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

3. 2026-05-13
   price $120,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

4. 2026-05-13
   price $116,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

5. 2026-05-02
   price $120,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

6. 2026-04-29
   price $122,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

7. 2026-04-13
   price $125,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

8. 2026-04-08
   price $128,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

9. 2026-03-24
   price $132,000 366-char remark

   Show marketing remark (366 chars)

   Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

10. 2026-03-10
    listed $135,000 Active 366-char remark

    Show marketing remark (366 chars)

    Affordable living at its finest!! Close to everything you need but with an easy commute to Augusta and Lewiston/Auburn. this 2007 Redman with two bedroom/one bath home is ready for you! Large front deck, new laminate flooring. and a newer heat pump makes this home cozy and comfortable whether you are starting out or downsizing . Come view it before its gone!

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$87/yr (+$7/mo · 6.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 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: $11,648
• − Mortgage interest: −$6,498
• − Property taxes: −$1,403
• − Insurance: −$1,246
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$3,375
• Taxable loss: −$2,738
• Est. tax savings @ 24.0%: +$657
• After-tax cash flow: $-91/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,076

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 18% German 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.85%
• Current HPI: 330.6379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.1% since first listed

10 events — show timeline

• 2026-05-17 Pending — MREIS
• 2026-05-15 Price Changed $116,000 MREIS
• 2026-05-13 Price Changed $120,000 MREIS
• 2026-05-13 Price Changed $116,000 MREIS
• 2026-05-02 Price Changed $120,000 MREIS
• 2026-04-29 Price Changed $122,000 MREIS
• 2026-04-13 Price Changed $125,000 MREIS
• 2026-04-08 Price Changed $128,000 MREIS
• 2026-03-24 Price Changed $132,000 MREIS
• 2026-03-10 Listed $135,000 MREIS

Property tax history

+5.2%/yr

Latest (2025): $1,403 · +41.6% YoY. Source: county tax records.