25 Ryder Dr · Waterville, ME 04330

$359,000

3 bd · 2.0 ba · 1,833 sqft · MultiFamily · 3 Days on market

Built 2014 1.47 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• 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

Quiet and peaceful location in Sidney. Cape style home built in 2014. Private backyard with a fenced in area. Lovely Covered Front Porch for your favorite Rockers. Spacious Kitchen area with Island and Dining space. Open Livingroom with plenty of wall space for the Big TV. Down the Hallway leads to a Full Bath, Two bedrooms and a Laundry Room. Second Floor offers a large bedroom, a bonus room and Full Bath. Currently the second floor has an insulated door to close off the area. Separately zoned for heating.

Key facts

• Functional kitchen
• Move-in ready
• 1.47 acre lot

Tags

• PRIVATE DEAD-END ROAD
• FULLY FENCED BACKYARD
• FUNCTIONAL KITCHEN
• CONVENIENT LAUNDRY ROOM
• MOVE-IN READY
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• HOA & community: Pets allowed with breed and other restrictions

Exterior

• Parking: Gravel parking; On-site parking with 1–4 spaces
• Utilities: Electric on site with circuit breakers; Private well water; Private sewer (septic tank) with septic design available; Utilities currently on
• Home design: Single-family residence; Built in 2014; Shingle roof; Wood frame construction with vinyl siding; Slab foundation; Private road frontage; Road surface: gravel and dirt; Green features: ceiling fans
• Construction: Wood frame with vinyl siding; Shingle roof; Slab foundation; Built in 2014
• Exterior features: Porch; Fenced yard; Animal containment system; Near turnpike/interstate; Subdivided lot; Level lot; Wooded

Interior

• Kitchen: Kitchen with island; Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Primary bedroom on first floor with closet; Second bedroom on first floor with closet; Third bedroom on second floor with closet; Bonus room on second floor
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Baseboard heating; Direct vent furnace; Hot water heating; Zoned heating; Radiant heating; On-demand water heater (off heating system)
• Interior features: First-floor bedroom; Bathtub; Shower; Level entry; Cable ready; Generator; Internet access available; 7 total rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $359k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $359k).

Location & tenants

• Location reads 76/100 on livability (#34 in ME, #3,498 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D, employment D, amenities F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+5.3%/yr); 55 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• At $5,898/mo this rent would consume 129% of the median local household income ($55k/yr) (locally 760% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $101k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 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.
• Current owner paid $300k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $359,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.64% ✓
• Cap rate: 14.59%
• Cash-on-cash: 29.63%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.14×
• Total profit: $114,105
• Equity at exit: $53,528

10-year hold

• IRR: 35.5%
• Equity multiple: 4.62×
• Total profit: $364,002
• Equity at exit: $31,040

Cash invested: $100,520 (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 04330

• Home prices YoY: -4.7%
• Rents YoY: 5.3%
• Active inventory: 55
• Price-to-rent: 20.3×

Monthly cashflow live

• Estimated rent: $5,898 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$145 /mo · $1,738/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,239
• Net cashflow: $2,482

Break-even live

Break-even rent $2,756

Max offer price $359,000

Occupancy floor 53%

Sensitivity live

Price	-10% $2,686	-5% $2,584	+0% $2,482	+5% $2,381	+10% $2,279
Rent	-10% $2,016	-5% $2,249	+0% $2,482	+5% $2,715	+10% $2,948
Rate	-1.0pp $2,663	-0.5pp $2,574	base $2,482	+0.5pp $2,389	+1.0pp $2,295

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,900
Total (4 units)			$5,898

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   statusdays on market $359,000 Pending 3 DOM
2. 2026-06-05
   days on market $359,000 Active 2 DOM
3. 2026-06-03
   remarks 699-char remark
4. 2026-06-03
   listed $359,000 Active 1 DOM

ⓘ 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: $1,738 · $145/mo
• Projected year-2 tax: $3,310 · $276/mo
• Expected delta: +$1,572/yr (+$131/mo · 90.5%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $70,776
• − Mortgage interest: −$20,110
• − Property taxes: −$1,738
• − Insurance: −$1,795
• − Repairs & maintenance: −$5,662
• − Management: −$5,662
• − Depreciation: −$10,444
• Taxable income: $25,366
• Est. tax owed @ 24.0%: −$6,088
• After-tax cash flow: $23,701/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Waterville

• Score: 76/100
• State rank: #34
• US rank: #3498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kennebec County · 54,560 people
• Metro: Augusta-Waterville, ME
• Population (ZIP): 26,690
• Household income: $54,775
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 760.0

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.46%
• Current HPI: 353.9463
• Rent YoY: ▲ 5.35%
• Metro: Augusta-Waterville, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+21.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $359,000 MREIS
• 2023-02-22 Sold (MLS) $300,000 MREIS
• 2023-01-17 Contingent — MREIS
• 2023-01-12 Listed $294,900 MREIS

Property tax history

+16.2%/yr

Latest (2025): $1,738 · +5.9% YoY. Source: county tax records.