79 Jefferson Rd · Augusta, ME 04353

$375,000

2 bd · 2.0 ba · 1,632 sqft · MultiFamily · 7 Days on market

Built 1976 6.38 ac lot

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

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• Cash flow +6.0/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.4/10.0

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

Very Private and Peaceful location set well off the road, Well maintained log home, Scenic views. Open floor plan, great stone chimney in Living room, with a private Deck. First floor Bedroom, full Bath. Kitchen and Dinning area. Loft with large Bedroom and full daylight, walk out finished Basement with separate Laundry room, full Bathroom and large Bonus room. Centrally located close to Damariscotta and Augusta, Clary Lake is within a mile down the road and Damariscotta Lake is a short drive.

Key facts

• Wood stove
• Open concept
• Renovated bathrooms

Tags

• LOG HOME
• STONE CHIMNEY
• WOOD STOVE
• OPEN CONCEPT
• RENOVATED BATHROOMS
• NEWER WOOD FLOORING

Property features AI

Exterior

• Parking: Detached 2-car garage with auto door opener; Additional gravel parking for 5–10 vehicles
• Utilities: Electric with circuit breakers; Private well water; Private sewer (septic; design available); Electric tank water heater; Utilities currently on
• Home design: Single family residence; Built in 1976; 1,632 total building area; 912 above-grade finished area; 720 below-grade finished area
• Construction: Log and wood frame construction with log siding; Pitched shingle roof; Appraiser-sourced building area
• Exterior features: Deck; Outbuilding; Level, wooded lot; Paved road access

Interior

• Kitchen: Pantry; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom on first floor; Second-floor bedroom with closet and vaulted ceiling
• Flooring: Wood flooring; Tile; Concrete
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heat; Forced air; Wood stove
• Interior features: One-floor living with a first-floor bedroom; Bathtub and shower; Finished full basement with interior entry; Wood-burning fireplace; Built-ins; Pantry; Utility room; Storage; Unfurnished; Cable and internet access available; 8 total rooms
• Laundry & utility: Washer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $-717 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (33.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (45.4% below list).
• Recommended offer: $205k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.6% in Augusta — 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 81/100 on livability (#15 in ME, #1,476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D-, employment F.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 15 active listings in the ZIP; 158 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $40k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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.
• Current owner paid $320k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $204,900 (45.4% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.55% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.19%
• DSCR: 0.64
• GRM: 15.3

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: 18.5%
• Equity multiple: 2.51×
• Total profit: $158,458
• Equity at exit: $337,830

10-year hold

• IRR: 17.2%
• Equity multiple: 5.78×
• Total profit: $502,281
• Equity at exit: $728,543

Cash invested: $105,000 (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 04353

• Home prices YoY: 8.5%
• Active inventory: 15
• Price-to-rent: 30.5×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$213 /mo · $2,552/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-717

Break-even live

Break-even rent $2,956

Max offer price $248,384

Occupancy floor —

Sensitivity live

Price	-10% $-504	-5% $-611	+0% $-717	+5% $-823	+10% $-929
Rent	-10% $-879	-5% $-798	+0% $-717	+5% $-636	+10% $-555
Rate	-1.0pp $-528	-0.5pp $-621	base $-717	+0.5pp $-814	+1.0pp $-913

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,048
Total (2 units)			$2,049

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-03
   status $375,000 Pending 7 DOM
2. 2026-06-02
   days on market $375,000 Active 7 DOM
3. 2026-06-01
   days on market $375,000 Active 6 DOM
4. 2026-05-31
   days on market $375,000 Active 5 DOM
5. 2026-05-30
   days on market $375,000 Active 4 DOM
6. 2026-05-26
   listed $375,000 Active
7. 2021-07-22
   soldstatus $320,000 Closed 498-char remark

   Show marketing remark (498 chars)

   Very Private and Peaceful location set well off the road, Well maintained log home, Scenic views. Open floor plan, great stone chimney in Living room, with a private Deck. First floor Bedroom, full Bath. Kitchen and Dinning area. Loft with large Bedroom and full daylight, walk out finished Basement with separate Laundry room, full Bathroom and large Bonus room. Centrally located close to Damariscotta and Augusta, Clary Lake is within a mile down the road and Damariscotta Lake is a short drive.

8. 2021-06-12
   status Pending - Continue to Show 498-char remark

   Show marketing remark (498 chars)

   Very Private and Peaceful location set well off the road, Well maintained log home, Scenic views. Open floor plan, great stone chimney in Living room, with a private Deck. First floor Bedroom, full Bath. Kitchen and Dinning area. Loft with large Bedroom and full daylight, walk out finished Basement with separate Laundry room, full Bathroom and large Bonus room. Centrally located close to Damariscotta and Augusta, Clary Lake is within a mile down the road and Damariscotta Lake is a short drive.

9. 2021-06-03
   listed $290,000 Active 498-char remark

   Show marketing remark (498 chars)

   Very Private and Peaceful location set well off the road, Well maintained log home, Scenic views. Open floor plan, great stone chimney in Living room, with a private Deck. First floor Bedroom, full Bath. Kitchen and Dinning area. Loft with large Bedroom and full daylight, walk out finished Basement with separate Laundry room, full Bathroom and large Bonus room. Centrally located close to Damariscotta and Augusta, Clary Lake is within a mile down the road and Damariscotta Lake is a short drive.

10. 2017-09-06
    soldstatus $171,000 Sold 389-char remark

    Show marketing remark (389 chars)

    Nestled on a wonderfully landscaped 6.8 acre lot sits this well-built & meticulously cared for log home. Offers 2 bedrooms, 2 baths, and open concept living spaces. Many improvements & updates in recent years make this home move-in ready. Located in close proximity to Sheepscot General Store, golf course, hiking trails & Damariscotta Lake. A slice of nature's paradise.

11. 2017-07-10
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Nestled on a wonderfully landscaped 6.8 acre lot sits this well-built & meticulously cared for log home. Offers 2 bedrooms, 2 baths, and open concept living spaces. Many improvements & updates in recent years make this home move-in ready. Located in close proximity to Sheepscot General Store, golf course, hiking trails & Damariscotta Lake. A slice of nature's paradise.

12. 2017-06-07
    listed $174,900 Active 389-char remark

    Show marketing remark (389 chars)

    Nestled on a wonderfully landscaped 6.8 acre lot sits this well-built & meticulously cared for log home. Offers 2 bedrooms, 2 baths, and open concept living spaces. Many improvements & updates in recent years make this home move-in ready. Located in close proximity to Sheepscot General Store, golf course, hiking trails & Damariscotta Lake. A slice of nature's paradise.

13. 2015-07-31
    soldstatus $155,000 Sold
14. 2015-06-29
    historical
15. 2015-05-18
    status Active
16. 2015-05-14
    historical
17. 2015-04-23
    listed $159,900 Active
18. 2014-06-03
    listed $169,900
19. 2008-09-12
    listed $174,500

ⓘ 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: $2,552 · $213/mo
• Projected year-2 tax: $3,826 · $319/mo
• Expected delta: +$1,274/yr (+$106/mo · 49.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,588
• − Mortgage interest: −$21,006
• − Property taxes: −$2,552
• − Insurance: −$1,875
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$10,909
• Taxable loss: −$15,688
• Est. tax savings @ 24.0%: +$3,765
• After-tax cash flow: $-4,836/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Augusta

• Score: 81/100
• State rank: #15
• US rank: #1476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,690
• Population (ZIP): 2,343

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 33,059 people
• By 2030: 32,050 · -3.1%
• By 2040: 29,490 · -10.8%
• By 2050: 27,201 · -17.7%
• By 2075: 24,598 · -25.6%
• By 2100: 21,989 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5%
• Common ancestry: Lithuanian 14% Slovak 6% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Lincoln

• 2024 margin: D (+11.2) · D 54.6% · R 43.4% · Other 2.0%
• 2008→2024 swing: -0.8pp no change · 2008: 12.0pp · 2024: 11.2pp
• All cycles: 2024: D+11.2 2020: D+10.3 2016: D+2.4 2012: D+11.7 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.79%
• Current HPI: 305.156
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+114.9% since first listed

14 events — show timeline

• 2026-05-26 Listed $375,000 MREIS
• 2021-07-22 Sold (MLS) $320,000 MREIS
• 2021-06-12 Pending — MREIS
• 2021-06-03 Listed $290,000 MREIS
• 2017-09-06 Sold (MLS) $171,000 MREIS
• 2017-07-10 Pending — MREIS
• 2017-06-07 Listed $174,900 MREIS
• 2015-07-31 Sold (MLS) $155,000 MREIS
• 2015-06-29 Delisted — MREIS
• 2015-05-18 Relisted — MREIS
• 2015-05-14 Delisted — MREIS
• 2015-04-23 Listed $159,900 MREIS
• 2014-06-03 Listed $169,900 MREIS
• 2008-09-12 Listed $174,500 MREIS

Property tax history

+1.0%/yr

Latest (2025): $2,552 · +1.6% YoY. Source: county tax records.