43 Medway Rd · Mattawamkeag, ME 04459

$99,900

4 bd · 2.0 ba · 1,152 sqft · Other · 5 Days on market

Built 1966 1.00 ac lot $87/sqft · 26% below area Est $136k · 26% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.8/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this spacious 4-bedroom, 2-bath home situated on a peaceful 1-acre lot in Mattawamkeag. Offering plenty of room both inside and out, this property features a solid layout with great bones and endless potential to make it your own. The home includes a dry basement, forced hot air heating, and a detached two-car garage with additional storage space above--perfect for hobbies, equipment, or extra seasonal storage. Move-in ready with only minor cosmetic updates needed, this property is ideal for buyers looking to add personal touches while enjoying a comfortable and functional home from day one. Enjoy the privacy of country living while still being conveniently located near local ame

Key facts

• Outdoor recreation
• Dry basement
• 1 acre lot

Tags

• DRY BASEMENT
• FORCED HOT AIR HEATING
• DETACHED TWO-CAR GARAGE
• ADDITIONAL STORAGE SPACE
• OUTDOOR RECREATION

Property features AI

Finance

• Financial info: Residential zoning

Exterior

• Parking: Detached 2-car garage with automatic door opener; Additional gravel parking for 5–10 vehicles
• Utilities: Public sewer; Private well water
• Home design: Single-family residence; Built in 1966
• Construction: Wood frame construction with vinyl siding; Metal roof; 1,152 total building area (public records)
• Exterior features: Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on first floor; Two additional bedrooms on first floor; One bedroom in basement
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Circuit breaker electrical service
• Interior features: 6 total rooms; Interior entry to basement; Partial, full basement
• Laundry & utility: Electric and oil water heaters

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• RSU 67 (rural): math 79% / reading 85% proficiency, ranked #83 of 112 in ME (top 74%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 8 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Penobscot County population projected at -17% 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.48% ✓
• Cap rate: 13.03%
• Cash-on-cash: 24.07%
• DSCR: 2.07
• GRM: 5.6

CMA / ARV

• ARV (median comp): $135,807
• List price: $99,900
• Delta: -26.44%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 2.71×
• Total profit: $47,743
• Equity at exit: $44,919

10-year hold

• IRR: 30.6%
• Equity multiple: 5.28×
• Total profit: $119,856
• Equity at exit: $69,226

Cash invested: $27,972 (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 04459

• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$44 /mo · $522/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $561

Break-even live

Break-even rent $771

Max offer price $99,900

Occupancy floor 57%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-15
   listed $99,900 Active 883-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: $522 · $44/mo
• Projected year-2 tax: $940 · $78/mo
• Expected delta: +$418/yr (+$35/mo · 80.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,774
• − Mortgage interest: −$5,596
• − Property taxes: −$522
• − Insurance: −$500
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,906
• Taxable income: $5,406
• Est. tax owed @ 24.0%: −$1,298
• After-tax cash flow: $5,436/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 67
• NCES district ID: 2314777
• Math proficiency: 79% ▲ 50.00%
• Reading proficiency: 85% ▲ 38.00%
• Median HH income: $36,167
• Composite: 67.98/100
• National rank: #357
• State rank: #83 of 112 in ME

Livability — Mattawamkeag

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

Census & demographics

• Census place: Mattawamkeag, ME
• Population (ZIP): 703

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4%
• Common ancestry: Lithuanian 18% Slovak 6% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · French/Haitian/Cajun 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.0% since first listed

6 events — show timeline

• 2026-05-20 Pending — MREIS
• 2026-05-20 Contingent — MREIS
• 2026-05-15 Listed $99,900 MREIS
• 2020-06-17 Delisted — MREIS
• 2020-05-07 Pending — MREIS
• 2020-04-09 Listed $79,900 MREIS

Property tax history

+17.0%/yr

Latest (2025): $522 · +18.1% YoY. Source: county tax records.