751 West Rd · Augusta, ME 04917

$280,000

2 bd · 1.0 ba · 720 sqft · MultiFamily public records · 50 Days on market

Built 1981 1.50 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 +21.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• 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

Key facts

• 1.5 acre lot
• 2 garage spots
• Built 1981

Property features AI

Exterior

• Parking: Detached 2-car garage; Additional on-site gravel parking for 5–10 vehicles; Carport
• Utilities: Electric service with circuit breakers; Private well water; Private sewer (holding tank); Electric water heater
• Home design: Single family residence; Built in 1981; Rural zoning
• Construction: Wood frame with vinyl siding; Metal roof; Built in 1981
• Exterior features: Near a golf course; Near town; Paved road access

Interior

• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Direct vent heater; Wood stove
• Interior features: Unfurnished; Three total rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (0.8% below list).
• Recommended offer: $272k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 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: 43 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Recommended offer $271,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.07%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.4

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $178,920
• Equity at exit: $252,246

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $505,961
• Equity at exit: $543,978

Cash invested: $78,400 (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 04917

• Home prices YoY: 23.1%
• Active inventory: 43
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$195 /mo · $2,336/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $416

Break-even live

Break-even rent $2,253

Max offer price $280,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,778
Total (2 units)			$2,779

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $280,000 Active 50 DOM
2. 2026-06-18
   days on market $280,000 Active 49 DOM
3. 2026-06-17
   days on market $280,000 Active 48 DOM
4. 2026-06-16
   days on market $280,000 Active 47 DOM
5. 2026-06-15
   days on market $280,000 Active 46 DOM
6. 2026-06-14
   days on market $280,000 Active 44 DOM
7. 2026-06-12
   days on market $280,000 Active 43 DOM
8. 2026-06-09
   days on market $280,000 Active 40 DOM
9. 2026-06-08
   days on market $280,000 Active 39 DOM
10. 2026-06-07
    days on market $280,000 Active 38 DOM
11. 2026-06-05
    days on market $280,000 Active 35 DOM
12. 2026-06-03
    days on market $280,000 Active 34 DOM
13. 2026-06-02
    days on market $280,000 Active 33 DOM
14. 2026-06-01
    days on market $280,000 Active 32 DOM
15. 2026-05-31
    days on market $280,000 Active 31 DOM
16. 2026-05-30
    days on market $280,000 Active 30 DOM
17. 2026-05-15
    status Active
18. 2026-05-14
    historical Active Under Contract
19. 2026-05-13
    status Active
20. 2026-05-03
    historical Active Under Contract
21. 2026-04-30
    listed $280,000 Active

ⓘ 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: $2,336 · $195/mo
• Projected year-2 tax: $3,072 · $256/mo
• Expected delta: +$736/yr (+$61/mo · 31.5%)

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

Taxation est. · year 1

• Rental income: $33,348
• − Mortgage interest: −$15,684
• − Property taxes: −$2,336
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$8,145
• Taxable income: $447
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $4,882/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 — 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): 3,298

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 (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 6% Other Indo-European 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: ▲ 61.97%
• Current HPI: 330.4118
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-05-15 Relisted — MREIS
• 2026-05-14 Contingent — MREIS
• 2026-05-13 Relisted — MREIS
• 2026-05-03 Contingent — MREIS
• 2026-04-30 Listed $280,000 MREIS

Property tax history

+3.6%/yr

Latest (2025): $2,336 · +11.6% YoY. Source: county tax records.