None · Rockland, ME 04841

$87,500

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 24 Days on market

Built 1940 4,791 sqft lot

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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 +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits! This adorable ranch, located in Rockland's premier south end, is a blank canvas waiting for your inspiration. Renovate the existing structure into a quaint little home or possibly expand up to create a larger home or even a duplex! A short walk to the harbor and downtown this property is excited to see what the future holds! Come show it the way!

Key facts

• Downtown
• Short walk to harbor
• 4,791 sq ft lot

Tags

• SHORT WALK TO HARBOR
• DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $86k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 2.4% in Rockland — 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 62/100 on livability (#116 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• RSU 13 (town): math 77% / reading 85% proficiency, ranked #84 of 112 in ME (top 75%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: South School (math 72% / reading 82%, grade A, #209 of 294 statewide, top 75%, 265 students, 62% FRL); Oceanside Middle School (math 74% / reading 86%, grade A+, #59 of 85 statewide, top 71%, 349 students, 52% FRL); Oceanside High School (math 82% / reading 87%, grade A, #75 of 108 statewide, top 83%, 525 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).
• This rent runs 38% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -14% 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($86k) 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: property tax is 3.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,187 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.03% ✓
• Cap rate: 15.21%
• Cash-on-cash: 31.84%
• DSCR: 2.42
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $185,625
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Halls Ln	0.00mi	2/1.0	825 (0%)	0mo	$40,000	$48	100
15 Ingraham Ln	0.22mi	2/1.5	833 (+1%)	7mo	$240,000	$288	80
13 Otis St	0.10mi	2/1.0	808 (-2%)	19mo	$175,000	$217	76
13 Carrolls Ln	0.13mi	2/1.0	824 (-0%)	24mo	$185,000	$225	74
15 Carrolls Ln	0.14mi	1/1.0 (-1)	772 (-6%)	6mo	$226,500	$293	73
110 Main St	0.11mi	2/1.0	893 (+8%)	13mo	$211,000	$236	71
22 Autumn St	0.23mi	2/1.0	840 (+2%)	23mo	$162,000	$193	67

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: 26.9%
• Equity multiple: 2.12×
• Total profit: $27,342
• Equity at exit: $13,047

10-year hold

• IRR: 34.5%
• Equity multiple: 4.17×
• Total profit: $77,604
• Equity at exit: $7,565

Cash invested: $24,500 (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 04841

• Home prices YoY: -17.8%
• Active inventory: 72
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$459
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $650

Break-even live

Break-even rent $955

Max offer price $87,500

Occupancy floor 58%

Sensitivity live

Price	-10% $700	-5% $675	+0% $650	+5% $625	+10% $601
Rent	-10% $510	-5% $580	+0% $650	+5% $720	+10% $790
Rate	-1.0pp $694	-0.5pp $672	base $650	+0.5pp $627	+1.0pp $604

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Holmes St Unit 1 Rockland, ME	1.0	1.0	600	$1,690	$2.82	45d	1	0.08mi
26 State St #2 Rockland, ME	2.0	1.0	800	$1,700	$2.12	16d	1	0.19mi
18 Union St Rockland, ME	2.0	1.0	600	$1,950	$3.25	16d	1	0.33mi
18 Union St Unit 03 Rockland, ME	2.0	1.0	600	$1,950	$3.25	45d	1	0.33mi
18 Union St Rockland, ME	1.0	1.0	600	$1,400	$2.33	45d	1	0.33mi
18 Union St Unit 2 Rockland, ME	1.0	1.0	600	$1,325	$2.21	45d	1	0.33mi
117 N Main St Unit C Rockland, ME	2.0	1.0	800	$1,700	$2.12	45d	1	1.29mi
154 N Main St Unit 2 Rockland, ME	3.0	1.0	850	$2,000	$2.35	20d	1	1.42mi

Listing history 4 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   status Active
3. 2026-02-10
   status Pending
4. 2026-01-29
   listed $87,500 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,333
• − Mortgage interest: −$4,901
• − Property taxes: −$3,109
• − Insurance: −$438
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$2,545
• Taxable income: $6,927
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $6,138/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 13
• NCES district ID: 2314787
• Math proficiency: 77% ▲ 51.00%
• Reading proficiency: 85% ▲ 36.00%
• Median HH income: $43,177
• Composite: 67.81/100
• National rank: #363
• State rank: #84 of 112 in ME

Livability — Rockland

• Score: 62/100
• State rank: #116
• US rank: #16831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockland, ME
• County: Knox County · 7,035 people
• City population: 7,035
• Metro: nan
• Population (ZIP): 7,035
• Household income: $56,533
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 279.0

Population outlook (Knox County) Hauer SSP2

• Today (2025): 39,304 people
• By 2030: 38,497 · -2.1%
• By 2040: 36,090 · -8.2%
• By 2050: 33,681 · -14.3%
• By 2075: 29,934 · -23.8%
• By 2100: 24,633 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 12% Serbian 8% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Knox

• 2024 margin: D (+18.6) · D 58.2% · R 39.6% · Other 2.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 21.4pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+19.9 2016: D+14.3 2012: D+22.6 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.90%
• Current HPI: 341.7862
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

4 events — show timeline

• 2026-04-28 Pending — MREIS
• 2026-04-16 Relisted — MREIS
• 2026-02-10 Pending — MREIS
• 2026-01-29 Listed $87,500 MREIS

Property tax history

+6.6%/yr

Latest (2025): $3,109 · +57.6% YoY. Source: county tax records.