21 Curtis Rd · Freeport, ME 04032

$225,000

2 bd · 1.0 ba · 848 sqft · SingleFamily public records · 41 Days on market

Built 1972 1.84 ac lot $265/sqft · 28% above area Est $176k · 28% over

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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 +21.3/30.0
• Schools +8.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.0/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a serene, rural neighborhood of Freeport, Maine, this expansive 1.84-acre property offers both tranquility and convenience. Located just 5 minutes to 295 and 20 minutes to Portland or Lewiston/Auburn, you're close to it all while still enjoying the quiet charm of nature. The existing structure has untapped potential ideal for someone eager to renovate or build anew. Whether you envision a dream home or a rewarding investment, this property is ready for your vision.

Key facts

• Expansive property
• 1.84 acre lot
• Parking

Tags

• EXPANSIVE PROPERTY

Property features AI

Finance

• Other: Zoning: RR1

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Well water; Septic tank; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); 1972 construction
• Construction: Wood frame construction with wood and shingle siding; Block foundation; Shingle roof
• Exterior features: Shed(s); Near shopping and near town; Neighborhood setting; Rural location; Level and wooded lot; Paved road access

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the first level; Office on the first level
• Flooring: Carpet; Wood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Direct vent heater; Wood stove
• Interior features: Five total rooms; Unfinished full walk-out basement with interior access

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.0% in Freeport — 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 89/100 on livability (#2 in ME, #111 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: employment D+.
• RSU 05 (suburban): math 92% / reading 94% proficiency, ranked #12 of 112 in ME (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 45 active listings in the ZIP; solid renter incomes; 1,405 units permitted in Cumberland County in 2024 (420 in 5+ unit buildings).

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.
• Cumberland County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) 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.

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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1972 — 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. Schools are A-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?
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: 1.00% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.31%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $175,815
• List price: $225,000
• Delta: 27.98%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Durham Rd	0.38mi	2/1.0	960 (+13%)	7mo	$269,900	$281	54

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-15,395
• Equity at exit: $33,548

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $13,630
• Equity at exit: $19,454

Cash invested: $63,000 (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 04032

• Home prices YoY: -27.7%
• Active inventory: 45
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$174 /mo · $2,093/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $331

Break-even live

Break-even rent $1,833

Max offer price $225,000

Occupancy floor 80%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $225,000 Active 41 DOM
2. 2026-06-18
   days on market $225,000 Active 40 DOM
3. 2026-06-17
   days on market $225,000 Active 39 DOM
4. 2026-06-16
   days on market $225,000 Active 38 DOM
5. 2026-06-15
   days on market $225,000 Active 37 DOM
6. 2026-06-14
   days on market $225,000 Active 35 DOM
7. 2026-06-13
   days on market $225,000 Active 34 DOM
8. 2026-06-10
   days on market $225,000 Active 32 DOM
9. 2026-06-09
   days on market $225,000 Active 31 DOM
10. 2026-06-08
    days on market $225,000 Active 30 DOM
11. 2026-06-07
    days on market $225,000 Active 29 DOM
12. 2026-06-02
    days on market $225,000 Active 24 DOM
13. 2026-06-01
    days on market $225,000 Active 23 DOM
14. 2026-05-31
    days on market $225,000 Active 22 DOM
15. 2026-05-30
    days on market $225,000 Active 21 DOM
16. 2026-04-29
    listed $225,000 Active 480-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: $2,093 · $174/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$484/yr (+$40/mo · 23.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,028
• − Mortgage interest: −$12,603
• − Property taxes: −$2,093
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$6,545
• Taxable income: $336
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $3,894/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 05
• NCES district ID: 2314789
• Math proficiency: 92% ▲ 37.00%
• Reading proficiency: 94% ▲ 24.00%
• Median HH income: $68,743
• Composite: 80.23/100
• National rank: #52
• State rank: #12 of 112 in ME

Livability — Freeport

• Score: 89/100
• State rank: #2
• US rank: #111

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 197,083 people
• City population: 8,802
• Metro: Portland-South Portland, ME
• Population (ZIP): 8,802
• Household income: $107,326
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 277.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 313,805 people
• By 2030: 324,054 · +3.3%
• By 2040: 340,380 · +8.5%
• By 2050: 351,796 · +12.1%
• By 2075: 383,075 · +22.1%
• By 2100: 394,972 · +25.9%

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%
• Common ancestry: Lithuanian 8% Slovak 4% Romanian 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Chinese 2% French/Haitian/Cajun 2% German/W. Germanic 2%

Political lean MEDSL · Cumberland

• 2024 margin: Solid D (+36.3) · D 66.9% · R 30.6% · Other 2.5%
• 2008→2024 swing: +6.4pp toward D · 2008: 29.9pp · 2024: 36.3pp
• All cycles: 2024: D+36.3 2020: D+35.7 2016: D+26.4 2012: D+26.3 2008: D+29.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.21%
• Current HPI: 240.2598
• Rent YoY: —
• Metro: Portland-South Portland, ME
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-29 Relisted — MREIS
• 2026-05-19 Pending — MREIS
• 2026-04-29 Listed $225,000 MREIS

Property tax history

+5.0%/yr

Latest (2025): $2,093 · +8.1% YoY. Source: county tax records.