72 Cow Team Rd · Crystal, ME 04747

$235,000

6 bd · 3.0 ba · 2,950 sqft · SingleFamily · 167 Days on market

Built 1846 10 ac lot $80/sqft · 39% below area Est $383k · 39% 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
• Appreciation +7.2/10.0
• Cash flow +6.4/30.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0

Listing remarks MLS

What a private home with 10 acres, 2 shed, barn!! The best secret is the solar panels with a credit, ask on the light bill!! Porch on the backside of house, ! The garage on the left has a greenhouse. The kitchen is updated with custom cabinets, convention oven with an air fryer. The back porch has a generator hook up. Insulated home!! Cheaper taxes !! This is a 6 bedroom, 4 bath home rural home . Extremely low taxes, and very cheap light bills with a credit. Raspberries, blueberries, apples, crabapples, greenhouse, gardens, and wood . They had a lot of animals at one time. Wildlife on the land from deer, moose, turkey, partridge. 10 acres land, cheap taxes, cheap light bills, private area, ATV Accessible and Snowmobiling down the road! Mt Katahdin views nearby, hunt, fish ATV, ITS trails, go hiking in Baxter Park, or go to Katahdin Woods and Waters !! 1 hour to Bangor and 30 min to Houlton/Canada !!

Key facts

• Mt katahdin views
• Updated kitchen
• Generator hook up

Tags

• SOLAR PANELS
• GREENHOUSE
• UPDATED KITCHEN
• GENERATOR HOOK UP
• MT KATAHDIN VIEWS

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-403 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (34.2% below list).
• Recommended offer: $155k (34.2% 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 50 (rural): math 30% / reading 55% proficiency, ranked #103 of 185 in ME (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 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 $12k of equity ($2k loan paydown + $10k appreciation (4.4% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $95k; list at $235k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1846 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,522 (34.2% 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 167 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1846 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.66% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $383,259
• List price: $235,000
• Delta: -38.68%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

4.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.0%
• Equity multiple: 1.31×
• Total profit: $20,354
• Equity at exit: $124,505

10-year hold

• IRR: 7.6%
• Equity multiple: 2.34×
• Total profit: $87,964
• Equity at exit: $208,034

Cash invested: $65,800 (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 04747

• Home prices YoY: 2.6%
• Active inventory: 29
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-403

Break-even live

Break-even rent $2,056

Max offer price $176,641

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $235,000 Active 167 DOM
2. 2026-06-17
   days on market $235,000 Active 166 DOM
3. 2026-06-16
   days on market $235,000 Active 165 DOM
4. 2026-06-15
   days on market $235,000 Active 164 DOM
5. 2026-06-13
   days on market $235,000 Active 162 DOM
6. 2026-06-12
   days on market $235,000 Active 161 DOM
7. 2026-06-09
   days on market $235,000 Active 158 DOM
8. 2026-06-08
   days on market $235,000 Active 157 DOM
9. 2026-06-07
   pricedays on market $235,000 Active 156 DOM
10. 2026-06-05
    days on market $240,000 Active 154 DOM
11. 2026-06-04
    days on market $240,000 Active 152 DOM
12. 2026-06-02
    days on market $240,000 Active 151 DOM
13. 2026-06-01
    days on market $240,000 Active 150 DOM
14. 2026-05-31
    days on market $240,000 Active 149 DOM
15. 2026-05-31
    days on market $240,000 Active 148 DOM
16. 2026-01-23
    status Active 914-char remark

    Show marketing remark (914 chars)

    What a private home with 10 acres, 2 shed, barn!! The best secret is the solar panels with a credit, ask on the light bill!! Porch on the backside of house, ! The garage on the left has a greenhouse. The kitchen is updated with custom cabinets, convention oven with an air fryer. The back porch has a generator hook up. Insulated home!! Cheaper taxes !! This is a 6 bedroom, 4 bath home rural home . Extremely low taxes, and very cheap light bills with a credit. Raspberries, blueberries, apples, crabapples, greenhouse, gardens, and wood . They had a lot of animals at one time. Wildlife on the land from deer, moose, turkey, partridge. 10 acres land, cheap taxes, cheap light bills, private area, ATV Accessible and Snowmobiling down the road! Mt Katahdin views nearby, hunt, fish ATV, ITS trails, go hiking in Baxter Park, or go to Katahdin Woods and Waters !! 1 hour to Bangor and 30 min to Houlton/Canada !!

17. 2026-01-14
    historical Active Under Contract 914-char remark

    Show marketing remark (914 chars)

    What a private home with 10 acres, 2 shed, barn!! The best secret is the solar panels with a credit, ask on the light bill!! Porch on the backside of house, ! The garage on the left has a greenhouse. The kitchen is updated with custom cabinets, convention oven with an air fryer. The back porch has a generator hook up. Insulated home!! Cheaper taxes !! This is a 6 bedroom, 4 bath home rural home . Extremely low taxes, and very cheap light bills with a credit. Raspberries, blueberries, apples, crabapples, greenhouse, gardens, and wood . They had a lot of animals at one time. Wildlife on the land from deer, moose, turkey, partridge. 10 acres land, cheap taxes, cheap light bills, private area, ATV Accessible and Snowmobiling down the road! Mt Katahdin views nearby, hunt, fish ATV, ITS trails, go hiking in Baxter Park, or go to Katahdin Woods and Waters !! 1 hour to Bangor and 30 min to Houlton/Canada !!

18. 2026-01-02
    listed $240,000 Active 914-char remark

    Show marketing remark (914 chars)

    What a private home with 10 acres, 2 shed, barn!! The best secret is the solar panels with a credit, ask on the light bill!! Porch on the backside of house, ! The garage on the left has a greenhouse. The kitchen is updated with custom cabinets, convention oven with an air fryer. The back porch has a generator hook up. Insulated home!! Cheaper taxes !! This is a 6 bedroom, 4 bath home rural home . Extremely low taxes, and very cheap light bills with a credit. Raspberries, blueberries, apples, crabapples, greenhouse, gardens, and wood . They had a lot of animals at one time. Wildlife on the land from deer, moose, turkey, partridge. 10 acres land, cheap taxes, cheap light bills, private area, ATV Accessible and Snowmobiling down the road! Mt Katahdin views nearby, hunt, fish ATV, ITS trails, go hiking in Baxter Park, or go to Katahdin Woods and Waters !! 1 hour to Bangor and 30 min to Houlton/Canada !!

19. 2012-09-28
    soldstatus $94,900 247-char remark

    Show marketing remark (247 chars)

    6-bedroom & 4-bath country home situated on 10-acres on quiet road. Extremely low heating costs! Great home for a large famitly! Raspberries, blueberries, apple, crabapple and gardens will cover 80% of your family's fruit and veggie supply!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,543
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$6,836
• Taxable loss: −$9,124
• Est. tax savings @ 24.0%: +$2,190
• After-tax cash flow: $-2,650/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 50
• NCES district ID: 2314806
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $36,091
• Composite: 37.51/100
• National rank: #8882
• State rank: #103 of 185 in ME

Livability — Crystal

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

Census & demographics

• Population (ZIP): 1,318

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Native American 3% Asian 2% Hispanic / Latino 1%
• Common ancestry: Slovak 12% Lithuanian 10% Polish 5%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Chinese 2% German/W. Germanic 2% Spanish 1%

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: ▲ 4.39%
• Current HPI: 170.9479
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+152.9% since first listed

4 events — show timeline

• 2026-01-23 Relisted — MREIS
• 2026-01-14 Contingent — MREIS
• 2026-01-02 Listed $240,000 MREIS
• 2012-09-28 Sold (MLS) $94,900 MREIS