35 Leighton Ave · Limestone, ME 04750

$169,900

4 bd · 1.0 ba · 1,512 sqft · Other · 66 Days on market

Built 1950 10,018 sqft lot

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Impeccably maintained 4-bedroom, one-and-a-half story home nestled in a serene residential setting. The heart of the home features a generous open kitchen with a statement island, seamlessly flowing into a cozy sitting area designed for gathering and connection. A spacious living room offers an elegant yet comfortable retreat. With two bedrooms on the main floor and two upstairs, the layout provides versatility and ease of living. Enhanced by hot water baseboard heat, a charming front porch, and a private backyard with storage shed, this home offers a refined lifestyle in a tranquil location. ! Call Us Today!

Key facts

• Charming front porch
• Statement island
• Cozy sitting area

Tags

• OPEN KITCHEN
• STATEMENT ISLAND
• COZY SITTING AREA
• SPACIOUS LIVING ROOM
• HOT WATER BASEBOARD HEAT
• CHARMING FRONT PORCH

Property features AI

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Utilities currently on
• Home design: Single family residence; Built in 1950
• Construction: Vinyl siding with wood frame construction; Shingle roof
• Exterior features: Deck; Porch; Shed(s); Rolling/sloping lot in a neighborhood; Paved road access

Interior

• Kitchen: Eat-in kitchen with island; Refrigerator; Microwave; Electric range; Dishwasher
• Bedrooms: Bedroom 1 on first floor with closet; Bedroom 2 on first floor with closet; Bedroom 3 on second floor with closet; Bedroom 4 on second floor with closet; Bonus room on first floor
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water baseboard heating; Circuit breaker electrical system; Water heater off heating system
• Interior features: First-floor bedroom; Additional storage; Unfurnished; Internet access available
• Laundry & utility: Basement entry interior — full, unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $163k (3.9% below list).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Market conditions: 27 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (1.7% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.50×
• Total profit: $23,681
• Equity at exit: $64,557

10-year hold

• IRR: 12.6%
• Equity multiple: 2.65×
• Total profit: $78,699
• Equity at exit: $91,113

Cash invested: $47,572 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,633 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $226

Break-even live

Break-even rent $1,347

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $169,900 Active 66 DOM
2. 2026-06-17
   days on market $169,900 Active 65 DOM
3. 2026-06-16
   days on market $169,900 Active 64 DOM
4. 2026-06-15
   days on market $169,900 Active 63 DOM
5. 2026-06-13
   days on market $169,900 Active 61 DOM
6. 2026-06-12
   days on market $169,900 Active 60 DOM
7. 2026-06-09
   days on market $169,900 Active 57 DOM
8. 2026-06-08
   days on market $169,900 Active 56 DOM
9. 2026-06-07
   days on market $169,900 Active 55 DOM
10. 2026-06-07
    days on market $169,900 Active 54 DOM
11. 2026-06-04
    days on market $169,900 Active 51 DOM
12. 2026-06-02
    days on market $169,900 Active 50 DOM
13. 2026-06-01
    days on market $169,900 Active 49 DOM
14. 2026-05-31
    days on market $169,900 Active 48 DOM
15. 2026-05-31
    days on market $169,900 Active 47 DOM
16. 2026-04-13
    listed $169,900 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: $1,228 · $102/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$541/yr (+$45/mo · 44.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,594
• − Mortgage interest: −$9,517
• − Property taxes: −$1,228
• − Insurance: −$850
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$4,943
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,729/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-13 Listed $169,900 MREIS