67 Begin Ter · Sabattus, ME 04280

$245,500

2 bd · 1.5 ba · 924 sqft · Manufactured public records · 68 Days on market

Built 2026 $266/sqft · 57% above area Est $235k · at est.

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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).

• Appreciation +10.0/10.0
• Schools +6.0/10.0
• Cash flow +5.7/30.0
• ARV discount +5.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.1/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

This home will include a 5/12 residential roof pitch, finished drywall, a sunny open kitchen with wood cabinets, large kitchen island, transom windows, walk in pantry and stainless kitchen appliances, Upgraded high efficiency gas furance and energy start certified home, plus many other upgrades and attached 18 x 26 garage with 10' garage door. All to be built on a large corner lot in a peaceful and mature land lease community. Lot rent is $580.00 each month and includes water/ sewer. Contact Michelle to set up an appointment to learn more and customize this amazing floorplan.

Key facts

• Large kitchen island
• Sunny open kitchen
• Walk in pantry

Tags

• SUNNY OPEN KITCHEN
• LARGE KITCHEN ISLAND
• WALK IN PANTRY
• STAINLESS KITCHEN APPLIANCES
• HIGH EFFICIENCY GAS FURNACE
• ENERGY STAR CERTIFIED HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $246k.

Deal economics

• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (51.7% below list).
• Recommended offer: $118k (51.7% 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.
• RSU 04 (rural): math 68% / reading 71% proficiency, ranked #110 of 112 in ME (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carrie Ricker School (math 66% / reading 68%, grade B+, #275 of 294 statewide, top 94%, 194 students, 42% FRL); Oak Hill Middle School (math 67% / reading 73%, grade A, #83 of 85 statewide, top 98%, 390 students, 45% FRL); Oak Hill High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 404 students, 35% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 29 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 $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$42k 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 ($231k) is reasonable based on typical stale-listing flexibility.

Recommended offer $118,459 (51.7% 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 52% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.48% ✗
• Cap rate: 3.83%
• Cash-on-cash: -8.80%
• DSCR: 0.61
• GRM: 17.3

CMA / ARV

• ARV (median comp): $235,000
• List price: $245,500
• Delta: 4.47%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
182 Webster Corner Rd	0.56mi	3/2.0 (+1)	1,036 (+12%)	4mo	$250,000	$241	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.48×
• Total profit: $101,468
• Equity at exit: $221,166

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $323,769
• Equity at exit: $476,953

Cash invested: $68,740 (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 04280

• Home prices YoY: 4.3%
• Active inventory: 29
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$1,287
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-504

Break-even live

Break-even rent $1,823

Max offer price $156,472

Occupancy floor —

Sensitivity live

Price	-10% $-365	-5% $-434	+0% $-504	+5% $-573	+10% $-643
Rent	-10% $-598	-5% $-551	+0% $-504	+5% $-457	+10% $-410
Rate	-1.0pp $-380	-0.5pp $-442	base $-504	+0.5pp $-568	+1.0pp $-632

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: $61,375
• Closing costs: $7,365
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $245,500 Active 68 DOM
2. 2026-06-21
   days on market $245,500 Active 67 DOM
3. 2026-06-19
   days on market $245,500 Active 65 DOM
4. 2026-06-18
   days on market $245,500 Active 64 DOM
5. 2026-06-17
   days on market $245,500 Active 63 DOM
6. 2026-06-16
   days on market $245,500 Active 62 DOM
7. 2026-06-15
   days on market $245,500 Active 61 DOM
8. 2026-06-14
   days on market $245,500 Active 59 DOM
9. 2026-06-13
   days on market $245,500 Active 58 DOM
10. 2026-06-10
    days on market $245,500 Active 56 DOM
11. 2026-06-09
    days on market $245,500 Active 55 DOM
12. 2026-06-08
    days on market $245,500 Active 54 DOM
13. 2026-06-07
    days on market $245,500 Active 53 DOM
14. 2026-06-03
    days on market $245,500 Active 49 DOM
15. 2026-06-02
    days on market $245,500 Active 48 DOM
16. 2026-06-01
    days on market $245,500 Active 47 DOM
17. 2026-05-31
    days on market $245,500 Active 46 DOM
18. 2026-05-30
    days on market $245,500 Active 45 DOM
19. 2026-04-15
    listed $245,500 Active 582-char remark

    Show marketing remark (582 chars)

    This home will include a 5/12 residential roof pitch, finished drywall, a sunny open kitchen with wood cabinets, large kitchen island, transom windows, walk in pantry and stainless kitchen appliances, Upgraded high efficiency gas furance and energy start certified home, plus many other upgrades and attached 18 x 26 garage with 10' garage door. All to be built on a large corner lot in a peaceful and mature land lease community. Lot rent is $580.00 each month and includes water/ sewer. Contact Michelle to set up an appointment to learn more and customize this amazing floorplan.

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,970 · $164/mo
• Expected delta: +$1,369/yr (+$114/mo · 227.8%)

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

Taxation est. · year 1

• Rental income: $14,215
• − Mortgage interest: −$13,752
• − Property taxes: −$601
• − Insurance: −$1,228
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$7,142
• Taxable loss: −$10,781
• Est. tax savings @ 24.0%: +$2,588
• After-tax cash flow: $-3,460/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 04
• NCES district ID: 2314783
• Math proficiency: 68% ▲ 47.00%
• Reading proficiency: 71% ▲ 26.00%
• Median HH income: $57,293
• Composite: 59.64/100
• National rank: #906
• State rank: #110 of 112 in ME

Livability — Sabattus

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

Census & demographics

• Population (ZIP): 6,886

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 (92%)
• Race & ethnicity: White 92% Asian 5% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 16% Russian 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▲ 15.11%
• Current HPI: 369.2807
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-15 Listed $245,500 Zillow

Property tax history

+1.3%/yr

Latest (2025): $601 · +4.2% YoY. Source: county tax records.