25 Margin St · Orono, ME 04473

$245,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 44 Days on market

Built 1900 0.32 ac lot Est $333k · 26% under

---

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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• Schools +7.5/10.0
• 1% rule +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained single family 4bed/2bath home that is currently operated as a rental property. Lease in place at $2,000/month. Great rental history. Close to downtown Orono and easy commute to the University of Maine.

Key facts

• Easy campus access
• 0.32 acre lot
• Parking

Tags

• EASY CAMPUS ACCESS
• STRONG RENTAL POTENTIAL

🏷️ Possibly a rental listed for sale. The $245,000 price doesn't fit this home's estimated sale value (~$332,800) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#49 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• RSU 26 (suburban): math 88% / reading 90% proficiency, ranked #39 of 112 in ME (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• At $2,669/mo this rent would consume 52% of the median local household income ($62k/yr) (locally 423% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $193k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $332,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Spencer St	0.27mi	2/1.5 (-1)	1,610 (+1%)	12mo	$375,000	$233	70
5 Pinewood St	0.41mi	3/1.5	1,550 (-3%)	7mo	$270,000	$174	68
292 Main St	0.53mi	3/2.0	1,543 (-4%)	5mo	$245,000	$159	65
6 Pleasant St	0.52mi	4/2.0 (+1)	1,660 (+4%)	8mo	$200,000	$120	58
22 Mainewood Ave	0.51mi	3/1.5	1,488 (-7%)	7mo	$310,000	$208	57
269 Main St	0.41mi	2/1.5 (-1)	1,499 (-6%)	9mo	$303,000	$202	56
26 Westwood Dr	0.37mi	4/1.5 (+1)	1,484 (-7%)	9mo	$329,000	$222	56
95 Union St	0.62mi	3/2.0	1,688 (+6%)	8mo	$429,900	$255	55
89 Union St	0.62mi	3/2.0	1,688 (+6%)	8mo	$415,000	$246	55
93 Union St	0.62mi	3/2.0	1,810 (+13%)	9mo	$429,900	$238	42
828 Main St	0.73mi	4/1.0 (+1)	1,452 (-9%)	7mo	$245,000	$169	35
834 Main St	0.73mi	2/1.0 (-1)	1,364 (-15%)	9mo	$272,000	$199	25

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-15,330
• Equity at exit: $36,530

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $18,202
• Equity at exit: $21,183

Cash invested: $68,600 (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 04473

• Home prices YoY: -34.5%
• Active inventory: 25
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,669 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$274 /mo · $3,286/yr
• Insurance: −$102
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $382

Break-even live

Break-even rent $2,186

Max offer price $245,000

Occupancy floor 81%

Sensitivity live

Price	-10% $520	-5% $451	+0% $382	+5% $312	+10% $243
Rent	-10% $171	-5% $276	+0% $382	+5% $487	+10% $593
Rate	-1.0pp $505	-0.5pp $444	base $382	+0.5pp $318	+1.0pp $254

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Mill St Orono, ME	1.0–3.0	1.0–2.0	886	$2,650	$2.99	45d	8	0.59mi
295 Main St Orono, ME	4.0	2.0	1200	$3,100	$2.58	45d	1	0.60mi

Listing history 11 events

1. 2026-04-07
   status Pending
2. 2026-02-22
   listed $245,000 Active
3. 2025-08-13
   price $235,000
4. 2022-06-29
   historical 217-char remark

   Show marketing remark (217 chars)

   Well maintained single family 4bed/2bath home that is currently operated as a rental property. Lease in place at $2,000/month. Great rental history. Close to downtown Orono and easy commute to the University of Maine.

5. 2022-06-24
   soldstatus $193,000 Closed 217-char remark

   Show marketing remark (217 chars)

   Well maintained single family 4bed/2bath home that is currently operated as a rental property. Lease in place at $2,000/month. Great rental history. Close to downtown Orono and easy commute to the University of Maine.

6. 2022-05-05
   status Pending 217-char remark

   Show marketing remark (217 chars)

   Well maintained single family 4bed/2bath home that is currently operated as a rental property. Lease in place at $2,000/month. Great rental history. Close to downtown Orono and easy commute to the University of Maine.

7. 2022-04-05
   listed $199,900 Active 217-char remark

   Show marketing remark (217 chars)

   Well maintained single family 4bed/2bath home that is currently operated as a rental property. Lease in place at $2,000/month. Great rental history. Close to downtown Orono and easy commute to the University of Maine.

8. 2018-05-18
   soldstatus $102,000 Sold
9. 2018-03-29
   status Pending
10. 2018-03-22
    price $109,900
11. 2018-02-19
    listed $115,000 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: $3,286 · $274/mo
• Projected year-2 tax: $3,309 · $276/mo
• Expected delta: +$23/yr (+$2/mo · 0.7%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $32,033
• − Mortgage interest: −$13,724
• − Property taxes: −$3,286
• − Insurance: −$2,022
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$7,127
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $4,401/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 26
• NCES district ID: 2314778
• Math proficiency: 88% ▲ 33.00%
• Reading proficiency: 90% ▲ 21.00%
• Median HH income: $44,087
• Composite: 74.55/100
• National rank: #156
• State rank: #39 of 112 in ME

Livability — Orono

• Score: 73/100
• State rank: #49
• US rank: #5067

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orono, ME
• County: Penobscot County · 81,539 people
• City population: 8,371
• Metro: Bangor, ME
• Population (ZIP): 8,371
• Household income: $61,528
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 423.0

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Asian 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Lithuanian 7% Slovak 4% Romanian 3%
• Foreign-born: 7% · Canada, China, Vietnam
• Languages at home: 92% English-only · Other Indo-European 2% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.22%
• Current HPI: 220.35
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+113.0% since first listed

11 events — show timeline

• 2026-04-07 Pending — MREIS
• 2026-02-22 Listed $245,000 MREIS
• 2025-08-13 Price Changed $235,000 MREIS
• 2022-06-29 Delisted — MREIS
• 2022-06-24 Sold (MLS) $193,000 MREIS
• 2022-05-05 Pending — MREIS
• 2022-04-05 Listed $199,900 MREIS
• 2018-05-18 Sold (MLS) $102,000 MREIS
• 2018-03-29 Pending — MREIS
• 2018-03-22 Price Changed $109,900 MREIS
• 2018-02-19 Listed $115,000 MREIS

Property tax history

+2.9%/yr

Latest (2024): $3,286 · +0.4% YoY. Source: county tax records.