19 Knox Rd · Peru, ME 04290

$145,900

3 bd · 1.0 ba · 1,989 sqft · MultiFamily · 157 Days on market

Built 1812 1.60 ac lot $73/sqft · 58% below area

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• Appreciation +6.2/10.0
• 1% rule +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Tucked away in Peru, this early 1800s farmhouse is the kind of project property buyers wait for offering classic New England character, a rural setting, and plenty of potential for the right renovation. Believed to date back to 1812, the home sits on approximately 1.6 acres and features a compact footprint with three bedrooms and one bath, making it an ideal candidate for a full remodel and reimagining. The property benefits from an updated drilled well and an updated septic system, providing a strong head start on major infrastructure items. Whether you're looking to restore the charm of a vintage farmhouse, create a simple country retreat, or take on an investment rehab project, this property offers a solid foundation and room to grow with space for gardens, outbuildings, or future improvements. Being sold as-is, this is a great opportunity for buyers ready to bring their vision and craftsmanship to revive a piece of Maine's history.

Key facts

• Updated drilled well
• Solid foundation
• Space for gardens

Tags

• EARLY 1800S FARMHOUSE
• RURAL SETTING
• UPDATED DRILLED WELL
• UPDATED SEPTIC SYSTEM
• SOLID FOUNDATION
• SPACE FOR GARDENS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $146k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $146k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 56 (rural): math 74% / reading 81% proficiency, ranked #95 of 112 in ME (top 85%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 10 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.4% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($128k) 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

• Watch-outs: built in 1812 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1812 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (median comp): $347,643
• List price: $145,900
• Delta: -58.03%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

2.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.66×
• Total profit: $26,960
• Equity at exit: $60,485

10-year hold

• IRR: 14.5%
• Equity multiple: 3.01×
• Total profit: $82,229
• Equity at exit: $89,416

Cash invested: $40,852 (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 04290

• Home prices YoY: 1.1%
• Active inventory: 10
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$765
• Tax from tax record: −$136 /mo · $1,636/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $223

Break-even live

Break-even rent $1,218

Max offer price $145,900

Occupancy floor 80%

Sensitivity live

Price	-10% $306	-5% $264	+0% $223	+5% $182	+10% $140
Rent	-10% $104	-5% $164	+0% $223	+5% $282	+10% $341
Rate	-1.0pp $296	-0.5pp $260	base $223	+0.5pp $185	+1.0pp $147

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $145,900 Active 157 DOM
2. 2026-06-18
   days on market $145,900 Active 155 DOM
3. 2026-06-17
   days on market $145,900 Active 154 DOM
4. 2026-06-16
   days on market $145,900 Active 153 DOM
5. 2026-06-15
   days on market $145,900 Active 152 DOM
6. 2026-06-13
   days on market $145,900 Active 150 DOM
7. 2026-06-12
   days on market $145,900 Active 149 DOM
8. 2026-06-09
   days on market $145,900 Active 146 DOM
9. 2026-06-08
   days on market $145,900 Active 145 DOM
10. 2026-06-07
    days on market $145,900 Active 144 DOM
11. 2026-06-05
    days on market $145,900 Active 142 DOM
12. 2026-06-04
    days on market $145,900 Active 140 DOM
13. 2026-06-02
    days on market $145,900 Active 139 DOM
14. 2026-06-01
    days on market $145,900 Active 138 DOM
15. 2026-05-31
    days on market $145,900 Active 137 DOM
16. 2026-05-31
    days on market $145,900 Active 136 DOM
17. 2026-03-26
    status Active 949-char remark

    Show marketing remark (949 chars)

    Tucked away in Peru, this early 1800s farmhouse is the kind of project property buyers wait for offering classic New England character, a rural setting, and plenty of potential for the right renovation. Believed to date back to 1812, the home sits on approximately 1.6 acres and features a compact footprint with three bedrooms and one bath, making it an ideal candidate for a full remodel and reimagining. The property benefits from an updated drilled well and an updated septic system, providing a strong head start on major infrastructure items. Whether you're looking to restore the charm of a vintage farmhouse, create a simple country retreat, or take on an investment rehab project, this property offers a solid foundation and room to grow with space for gardens, outbuildings, or future improvements. Being sold as-is, this is a great opportunity for buyers ready to bring their vision and craftsmanship to revive a piece of Maine's history.

18. 2026-03-06
    historical Active Under Contract 949-char remark

    Show marketing remark (949 chars)

    Tucked away in Peru, this early 1800s farmhouse is the kind of project property buyers wait for offering classic New England character, a rural setting, and plenty of potential for the right renovation. Believed to date back to 1812, the home sits on approximately 1.6 acres and features a compact footprint with three bedrooms and one bath, making it an ideal candidate for a full remodel and reimagining. The property benefits from an updated drilled well and an updated septic system, providing a strong head start on major infrastructure items. Whether you're looking to restore the charm of a vintage farmhouse, create a simple country retreat, or take on an investment rehab project, this property offers a solid foundation and room to grow with space for gardens, outbuildings, or future improvements. Being sold as-is, this is a great opportunity for buyers ready to bring their vision and craftsmanship to revive a piece of Maine's history.

19. 2026-01-15
    listed $145,900 Active 949-char remark

    Show marketing remark (949 chars)

    Tucked away in Peru, this early 1800s farmhouse is the kind of project property buyers wait for offering classic New England character, a rural setting, and plenty of potential for the right renovation. Believed to date back to 1812, the home sits on approximately 1.6 acres and features a compact footprint with three bedrooms and one bath, making it an ideal candidate for a full remodel and reimagining. The property benefits from an updated drilled well and an updated septic system, providing a strong head start on major infrastructure items. Whether you're looking to restore the charm of a vintage farmhouse, create a simple country retreat, or take on an investment rehab project, this property offers a solid foundation and room to grow with space for gardens, outbuildings, or future improvements. Being sold as-is, this is a great opportunity for buyers ready to bring their vision and craftsmanship to revive a piece of Maine's history.

20. 2018-08-30
    price $59,900

ⓘ 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: $1,636 · $136/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$174/yr (+$15/mo · 10.6%)

ⓘ 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 2/10 Low 8 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $18,003
• − Mortgage interest: −$8,173
• − Property taxes: −$1,636
• − Insurance: −$730
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,244
• Taxable income: $340
• Est. tax owed @ 24.0%: −$82
• After-tax cash flow: $2,594/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 56
• NCES district ID: 2314833
• Math proficiency: 74% ▲ 55.00%
• Reading proficiency: 81% ▲ 37.00%
• Median HH income: $38,091
• Composite: 64.43/100
• National rank: #544
• State rank: #95 of 112 in ME

Livability — Peru

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

Census & demographics

• Population (ZIP): 1,498

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Lithuanian 12% Slovak 6% German 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.37%
• Current HPI: 221.9452
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+143.6% since first listed

4 events — show timeline

• 2026-03-26 Relisted — MREIS
• 2026-03-06 Contingent — MREIS
• 2026-01-15 Listed $145,900 MREIS
• 2018-08-30 Price Changed $59,900 MREIS

Property tax history

+2.1%/yr

Latest (2025): $1,636 · +12.4% YoY. Source: county tax records.