44 Soper Rd · Orland, ME 04472

$99,900

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 7 Days on market

10 ac lot ↓ 44% since listing

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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 +27.9/30.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits on 10 private acres in beautiful Orland. This 2-bedroom, 1-bath home offers single-level living and a peaceful rural setting with plenty of room for gardening, recreation, or future expansion. Surrounded by nature yet conveniently located near Bucksport and the surrounding coastal communities, this property is ideal for those seeking privacy, acreage, and country living. The home is in need of major repair, yet has stunning water views!

Key facts

• Private acres
• Stunning water views
• Room for gardening

Tags

• PRIVATE ACRES
• PEACEFUL RURAL SETTING
• ROOM FOR GARDENING
• STUNNING WATER VIEWS

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking with space for 5–10 vehicles
• Utilities: Private water source; Private sewer; Utilities currently off
• Home design: Single family residence; Built in 2017
• Construction: Wood frame construction with vinyl siding; Measured above-grade finished area
• Exterior features: Outbuilding on the property; Approximately 10-acre lot; Lot is wooded, rural and near town; Paved road access; Water view of Alamoosook Lake

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two bedrooms on the first level
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Circuit breaker electrical service
• Interior features: Five total rooms; Partial basement with interior entry and dirt floor (doghouse access)
• Laundry & utility: Mud room on the first level (utility / secondary entry space)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 22 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

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. 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.
3. 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.
4. 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: 1.25% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.7

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $3,334
• Equity at exit: $14,895

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $28,072
• Equity at exit: $8,638

Cash invested: $27,972 (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 04472

• Home prices YoY: -17.1%
• Active inventory: 22
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,348/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $306

Break-even live

Break-even rent $858

Max offer price $99,900

Occupancy floor 70%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   status $99,900 Pending 7 DOM
2. 2026-06-17
   days on market $99,900 Active 7 DOM
3. 2026-06-16
   days on market $99,900 Active 6 DOM
4. 2026-06-15
   days on market $99,900 Active 5 DOM
5. 2026-06-13
   days on market $99,900 Active 3 DOM
6. 2026-06-12
   remarks 459-char remark
7. 2026-06-12
   listed $99,900 Active 2 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: $1,348 · $112/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$5/yr ($0/mo · 0.4%)

ⓘ 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 ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,950
• − Mortgage interest: −$5,596
• − Property taxes: −$1,348
• − Insurance: −$500
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$2,906
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $3,146/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 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Orland

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

Census & demographics

• Population (ZIP): 1,857

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 17% Romanian 9% Slovak 8%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.87%
• Current HPI: 193.7794
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-44.5% since first listed

8 events — show timeline

• 2026-06-10 Listed $99,900 MREIS
• 2016-02-28 Delisted — MREIS
• 2015-09-08 Price Changed $79,900 MREIS
• 2015-06-09 Price Changed $100,000 MREIS
• 2015-03-12 Relisted — MREIS
• 2015-03-12 Delisted — MREIS
• 2015-03-11 Listed $180,000 MREIS
• 2014-01-27 Listed $180,000 MREIS

Property tax history

+5.8%/yr

Latest (2025): $1,348 · +11.8% YoY. Source: county tax records.