33 Coles Corner Rd · Winterport, ME 04496

$210,000

3 bd · 2.0 ba · 1,418 sqft · Other · 6 Days on market

Built 1970 0.62 ac lot $148/sqft · 26% below area Est $282k · 26% 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 +7.9/30.0
• Schools +7.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this 3 bedroom 2 bathroom double wide Oxford home for yourself. 2 car detached garage. This home features a large mudroom right off the kitchen and spacious dining room and Livingroom. It also features a large en suite bathroom off the primary bedroom. This home in conveniently located just 25 minutes to Bangor and just over a mile to the school. Fenced in yard belongs to the neighbor and the sellers have written permission to use for their children. Permission to new owners will be at the discretion of the land owner.

Key facts

• Large dining room
• Eat in kitchen
• Livingroom area

Tags

• LARGE DINING ROOM
• LIVINGROOM AREA
• SOLAR PANELS
• EAT IN KITCHEN

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Detached garage with gravel drive; Detached parking for 2 cars; 1–4 additional spaces
• Utilities: Private water; Private sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile home (double wide); Single-story (first-floor living); Built in 1970; Facing direction not specified
• Construction: Vinyl siding; Shingle roof; Gravel/pad foundation
• Exterior features: Porch; Near town setting; Rural location; Level lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor; Bedroom 3 on the first floor
• Flooring: Carpet; Vinyl; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window cooling units
• Interior features: First-floor primary bedroom with bath; 6 total rooms
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $-223 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (34.0% below list).
• Recommended offer: $139k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.3% in Winterport — 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 68/100 on livability (#87 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• RSU 22 (suburban): math 91% / reading 92% proficiency, ranked #16 of 112 in ME (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hampden Academy (math 98% / reading 98%, grade A+, #1 of 108 statewide, top 9%, 811 students, 23% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 143 units permitted in Waldo County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Waldo County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 $138,592 (34.0% 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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.66% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 12.6

CMA / ARV

• ARV (median comp): $282,433
• List price: $210,000
• Delta: -19.27%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.0%
• Equity multiple: 0.18×
• Total profit: $-48,291
• Equity at exit: $31,312

10-year hold

• IRR: -19.4%
• Equity multiple: -0.03×
• Total profit: $-60,585
• Equity at exit: $18,157

Cash invested: $58,800 (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 04496

• Home prices YoY: -8.9%
• Active inventory: 41
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $1,386 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-223

Break-even live

Break-even rent $1,668

Max offer price $170,612

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-164	+0% $-223	+5% $-282	+10% $-342
Rent	-10% $-332	-5% $-278	+0% $-223	+5% $-168	+10% $-113
Rate	-1.0pp $-117	-0.5pp $-170	base $-223	+0.5pp $-277	+1.0pp $-333

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $210,000 Active 6 DOM
2. 2026-06-19
   days on market $210,000 Active 4 DOM
3. 2026-06-18
   days on market $210,000 Active 3 DOM
4. 2026-06-17
   days on market $210,000 Active 2 DOM
5. 2026-06-15
   pricedays on marketlisting id $210,000 Active 1 DOM
6. 2026-06-13
   days on market $228,000 Active 211 DOM
7. 2026-06-10
   days on market $228,000 Active 209 DOM
8. 2026-06-09
   days on market $228,000 Active 208 DOM
9. 2026-06-08
   days on market $228,000 Active 207 DOM
10. 2026-06-07
    days on market $228,000 Active 206 DOM
11. 2026-06-05
    days on market $228,000 Active 203 DOM
12. 2026-06-03
    days on market $228,000 Active 202 DOM
13. 2026-06-02
    days on market $228,000 Active 201 DOM
14. 2026-06-01
    days on market $228,000 Active 200 DOM
15. 2026-05-31
    days on market $228,000 Active 199 DOM
16. 2026-05-30
    days on market $228,000 Active 198 DOM
17. 2026-05-08
    status Active 533-char remark
18. 2026-05-08
    price $228,000 533-char remark
19. 2026-03-04
    status Pending 533-char remark
20. 2026-02-21
    historical Active Under Contract 533-char remark
21. 2025-11-06
    price $240,000 533-char remark
22. 2025-09-09
    listed $260,000 Active 533-char remark

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $2,202 · $184/mo
• Expected delta: +$654/yr (+$54/mo · 42.2%)

ⓘ 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 3/10 Moderate
• 🌡 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: $16,631
• − Mortgage interest: −$11,763
• − Property taxes: −$1,549
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$6,109
• Taxable loss: −$6,501
• Est. tax savings @ 24.0%: +$1,560
• After-tax cash flow: $-1,115/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 22
• NCES district ID: 2314815
• Math proficiency: 91% ▲ 49.00%
• Reading proficiency: 92% ▲ 26.00%
• Median HH income: $65,487
• Composite: 78.68/100
• National rank: #72
• State rank: #16 of 112 in ME

Livability — Winterport

• Score: 68/100
• State rank: #87
• US rank: #9878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winterport, ME
• Population (ZIP): 3,839

Population outlook (Waldo County) Hauer SSP2

• Today (2025): 39,611 people
• By 2030: 39,475 · -0.3%
• By 2040: 38,245 · -3.4%
• By 2050: 36,078 · -8.9%
• By 2075: 29,774 · -24.8%
• By 2100: 22,172 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 7% Slovak 3% Romanian 2%

Political lean MEDSL · Waldo

• 2024 margin: Toss-up / Even · D 50.4% · R 47.0% · Other 2.6%
• 2008→2024 swing: -8.3pp toward R · 2008: 11.6pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+4.7 2016: D+0.3 2012: D+10.7 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.03%
• Current HPI: 246.1944
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+180.0% since first listed

11 events — show timeline

• 2026-06-15 Listed $210,000 MREIS
• 2026-05-08 Relisted — MREIS
• 2026-05-08 Price Changed $228,000 MREIS
• 2026-03-04 Pending — MREIS
• 2026-02-21 Contingent — MREIS
• 2025-11-06 Price Changed $240,000 MREIS
• 2025-09-09 Listed $260,000 MREIS
• 2022-08-01 Delisted — MREIS
• 2022-06-13 Contingent — MREIS
• 2022-06-03 Listed $100,000 MREIS
• 2003-07-02 Listed $75,000 MREIS

Property tax history

+3.5%/yr

Latest (2025): $1,549 · +20.4% YoY. Source: county tax records.