7 Center Hill Rd · Weld, ME 04285

$149,900

1 bd · 1.0 ba · 0 sqft · SingleFamily public records · 114 Days on market

Built 2026 9,147 sqft lot Est $281k · 47% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +6.7/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.8/10.0

Listing remarks MLS

Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

Key facts

• 9,147 sq ft lot
• Built 2026
• Listed 113 days

Tags

• MULTI-USE MANSARD BUILDING
• COMPLETELY FINISHED NEW CABIN
• ORIGINALLY A GENERAL STORE
• OFFICE FOR MT BLUE STATE PARK
• TWO RESIDENTIAL SPACES ABOVE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-264 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (31.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (42.0% below list).
• Recommended offer: $87k (42.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 16 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $150k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,951 (42.0% 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 114 days. Have you received any prior offers? Is the seller open to a 42% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.58% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 14.4

CMA / ARV

• ARV (median comp): $281,056
• List price: $149,900
• Delta: -46.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
M3 L71-1 School St	0.03mi	1/1.0	440	1mo	$185,000	$420	86
119 School St	0.58mi	2/1.0 (+1)	1,120	0mo	$339,000	$303	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,182
• Equity at exit: $67,402

10-year hold

• IRR: 4.3%
• Equity multiple: 1.66×
• Total profit: $27,775
• Equity at exit: $103,874

Cash invested: $41,972 (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 04285

• Active inventory: 16
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $-264

Break-even live

Break-even rent $1,204

Max offer price $103,202

Occupancy floor —

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $149,900 Active 114 DOM
2. 2026-06-17
   days on market $149,900 Active 113 DOM
3. 2026-06-16
   days on market $149,900 Active 112 DOM
4. 2026-06-15
   days on market $149,900 Active 111 DOM
5. 2026-06-13
   days on market $149,900 Active 109 DOM
6. 2026-06-12
   days on market $149,900 Active 108 DOM
7. 2026-06-09
   days on market $149,900 Active 105 DOM
8. 2026-06-08
   days on market $149,900 Active 104 DOM
9. 2026-06-07
   days on market $149,900 Active 103 DOM
10. 2026-06-07
    days on market $149,900 Active 102 DOM
11. 2026-06-04
    days on market $149,900 Active 99 DOM
12. 2026-06-02
    days on market $149,900 Active 98 DOM
13. 2026-06-01
    days on market $149,900 Active 97 DOM
14. 2026-05-31
    days on market $149,900 Active 96 DOM
15. 2026-05-31
    days on market $149,900 Active 95 DOM
16. 2026-05-19
    price $149,900 898-char remark

    Show marketing remark (898 chars)

    Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

17. 2026-05-02
    price $179,900 898-char remark

    Show marketing remark (898 chars)

    Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

18. 2026-04-19
    price $199,950 898-char remark

    Show marketing remark (898 chars)

    Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

19. 2026-03-31
    price $249,900 898-char remark

    Show marketing remark (898 chars)

    Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

20. 2026-02-25
    listed $299,900 Active 898-char remark

    Show marketing remark (898 chars)

    Honey, stop the car! Can this be real? Only 149,900. for this BRAND NEW HOME! Discover your dream cabin--a stunning new build that boasts one bedroom plus a loft and one full bath, all set on a full foundation in charming Weld center. Upon entering, prepare to be amazed by the exceptional craftsmanship, including a soaring vaulted ceiling with skylights that flood the main living, dining, and kitchen areas with natural light. The beautifully handcrafted interior is sure to impress! Plus, enjoy the benefits of economical Rinnai bottled gas heating for year-round comfort. This remarkable home is ideally located just a short drive away from the breathtaking Mt. Blue State Park, the serene Webb Lake, and the majestic Tumbledown Mountain, making it perfect for outdoor enthusiasts and nature lovers alike. Don't miss out on this incredible opportunity! * Home does NOT include any appliances

21. 2023-08-15
    historical
22. 2023-08-15
    historical
23. 2023-07-24
    listed $39,000 Active
24. 2023-07-24
    listed $39,000 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: $435 · $36/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: +$802/yr (+$67/mo · 184.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,434
• − Mortgage interest: −$8,397
• − Property taxes: −$435
• − Insurance: −$1,547
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$4,361
• Taxable loss: −$5,975
• Est. tax savings @ 24.0%: +$1,434
• After-tax cash flow: $-1,738/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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — Weld

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

Census & demographics

• Population (ZIP): 513

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 7% Lithuanian 5% Slovak 4%
• Foreign-born: 0% · China
• Languages at home: 95% English-only · French/Haitian/Cajun 5%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+284.4% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $149,900 MREIS
• 2026-05-02 Price Changed $179,900 MREIS
• 2026-04-19 Price Changed $199,950 MREIS
• 2026-03-31 Price Changed $249,900 MREIS
• 2026-02-25 Listed $299,900 MREIS
• 2023-08-15 Delisted — MREIS
• 2023-08-15 Delisted — MREIS
• 2023-07-24 Listed $39,000 MREIS
• 2023-07-24 Listed $39,000 MREIS

Property tax history

+7.3%/yr

Latest (2018): $435 · -4.0% YoY. Source: county tax records.