43 Washburn St · Caribou, ME 04736

$55,000

3 bd · 2.0 ba · 1,144 sqft · SingleFamily public records · 73 Days on market

Built 1920 0.32 ac lot $48/sqft · 58% below area ↓ 9% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 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

Downtown Caribou fixer-upper on a generous . 32-acre lot -- an ideal canvas for investors or DIY homeowners. Classic charm waiting for modernization; walkable location close to shops, restaurants, and community amenities. Bring your vision and make this centrally located property your next rewarding project. All bids must be submitted at vrmproperties. Agents must register as a User, enter the property address, and click on ''Start Bid''. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

Key facts

• Generous lot
• Walkable location
• 0.32 acre lot

Tags

• GENEROUS LOT
• WALKABLE LOCATION
• CENTRALLY LOCATED PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% vs local median 3.6% in Caribou — 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 74/100 on livability (#46 in ME, #4,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D, amenities F.
• RSU 39 (town): math 82% / reading 83% proficiency, ranked #79 of 112 in ME (top 70%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 83 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.95% ✓
• Cap rate: 16.50%
• Cash-on-cash: 36.46%
• DSCR: 2.62
• GRM: 4.3

CMA / ARV

• ARV (median comp): $130,839
• List price: $55,000
• Delta: -57.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Park St	0.27mi	3/1.5	1,176 (+3%)	3mo	$168,000	$143	79
33 Coolidge Ave	0.41mi	2/1.5 (-1)	1,100 (-4%)	1mo	$189,900	$173	66
39 Park St	0.31mi	3/2.0	1,296 (+13%)	9mo	$120,000	$93	56
7 Liberty St	0.49mi	3/1.0	1,078 (-6%)	14mo	$165,000	$153	52
33 Elmwood Ave	0.51mi	3/1.0	1,272 (+11%)	3mo	$174,900	$138	51
80 Garden Cir	0.71mi	3/1.0	1,092 (-4%)	10mo	$205,000	$188	47
13 Elizabeth Ave	0.35mi	4/1.0 (+1)	1,277 (+12%)	10mo	$179,900	$141	47
88 Glenn St	0.56mi	2/1.0 (-1)	1,040 (-9%)	6mo	$135,000	$130	44
10 Laurette Cir	0.63mi	4/1.0 (+1)	1,248 (+9%)	6mo	$178,400	$143	41
34 Spring St	0.61mi	3/1.0	992 (-13%)	6mo	$110,000	$111	40
44 Garden Cir	0.69mi	3/1.0	1,296 (+13%)	3mo	$185,000	$143	40
27 Hillcrest Ave	0.70mi	4/1.0 (+1)	1,036 (-9%)	15mo	$118,500	$114	30

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: 32.3%
• Equity multiple: 2.36×
• Total profit: $20,905
• Equity at exit: $8,201

10-year hold

• IRR: 39.3%
• Equity multiple: 4.68×
• Total profit: $56,643
• Equity at exit: $4,755

Cash invested: $15,400 (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 04736

• Home prices YoY: -18.6%
• Active inventory: 83
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $468

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 51%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 73 DOM
2. 2026-06-17
   days on market $55,000 Active 72 DOM
3. 2026-06-16
   days on market $55,000 Active 71 DOM
4. 2026-06-15
   days on market $55,000 Active 70 DOM
5. 2026-06-13
   days on market $55,000 Active 68 DOM
6. 2026-06-12
   pricedays on market $55,000 Active 67 DOM
7. 2026-06-09
   days on market $60,000 Active 64 DOM
8. 2026-06-08
   days on market $60,000 Active 63 DOM
9. 2026-06-07
   days on market $60,000 Active 62 DOM
10. 2026-06-07
    days on market $60,000 Active 61 DOM
11. 2026-06-04
    days on market $60,000 Active 58 DOM
12. 2026-06-02
    days on market $60,000 Active 57 DOM
13. 2026-06-01
    days on market $60,000 Active 56 DOM
14. 2026-05-31
    days on market $60,000 Active 55 DOM
15. 2026-05-31
    days on market $60,000 Active 54 DOM
16. 2026-05-12
    price $60,000 573-char remark

    Show marketing remark (573 chars)

    Downtown Caribou fixer-upper on a generous . 32-acre lot -- an ideal canvas for investors or DIY homeowners. Classic charm waiting for modernization; walkable location close to shops, restaurants, and community amenities. Bring your vision and make this centrally located property your next rewarding project. All bids must be submitted at vrmproperties. Agents must register as a User, enter the property address, and click on ''Start Bid''. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

17. 2026-04-06
    listed $66,000 Active 573-char remark

    Show marketing remark (573 chars)

    Downtown Caribou fixer-upper on a generous . 32-acre lot -- an ideal canvas for investors or DIY homeowners. Classic charm waiting for modernization; walkable location close to shops, restaurants, and community amenities. Bring your vision and make this centrally located property your next rewarding project. All bids must be submitted at vrmproperties. Agents must register as a User, enter the property address, and click on ''Start Bid''. This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,881
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,600
• Taxable income: $5,039
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,405/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 39
• NCES district ID: 2314794
• Math proficiency: 82% ▲ 55.00%
• Reading proficiency: 83% ▲ 39.00%
• Median HH income: $38,159
• Composite: 68.6/100
• National rank: #341
• State rank: #79 of 112 in ME

Livability — Caribou

• Score: 74/100
• State rank: #46
• US rank: #4849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caribou, ME
• City population: 9,107
• Population (ZIP): 9,107

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 (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.1% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $60,000 MREIS
• 2026-04-06 Listed $66,000 MREIS

Property tax history

+4.3%/yr

Latest (2024): $2,936 · +9.8% YoY. Source: county tax records.