200 Clark Rd · Patten, ME 04765

$55,000

2 bd · 1.0 ba · 1,248 sqft · MultiFamily · 72 Days on market

Built 1977 1.00 ac lot ↓ 8% 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
• Appreciation +5.5/10.0
• Schools +3.4/10.0
• 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

Attention Investors and Flippers! Looking for a project with great potential? Look no further than this split level ranch sitting on 1 acre in the quaint rural area of Patten. Bring your tools and creative vision. This home sits on a great foundation and also had a concrete pad where a garage once stood ready and waiting for a rebuild. This property is being sold 'as-is' with no inside access to residence. Home is in need of TLC. Beautiful 1 acre with drilled well and septic. You can't see your neighbors houses in either direction and right near snow mobile and 4-Wheeler trails. If you are looking for privacy and a great area of peace and quiet, look not further!

Key facts

• Privacy
• Concrete pad
• Split level ranch

Tags

• SPLIT LEVEL RANCH
• 1 ACRE
• CONCRETE PAD
• DRILLED WELL
• SEPTIC
• PRIVACY

Property features AI

Exterior

• Parking: On-site gravel parking with 5–10 spaces
• Utilities: Well water; Utilities are on
• Home design: Single family residence; Built in 1977
• Construction: Wood frame construction with clapboard siding; Metal roof; Above-grade finished living area (public records)
• Exterior features: Deck

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Two first-floor bedrooms
• Flooring: Laminate flooring; Tile flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Wood stove heating; Circuit breaker electrical system
• Interior features: Five total rooms; Unfurnished; 32–36 inch doorways for accessibility; Full, unfinished basement with interior entry and doghouse access
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/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.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 89 (rural): math 30% / reading 45% proficiency, ranked #136 of 185 in ME (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 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 $937 of equity ($380 loan paydown + $557 appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price.

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

Questions for the listing agent

1. It's been on market 72 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 2.01% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.21%
• DSCR: 2.21
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.52×
• Total profit: $23,408
• Equity at exit: $18,812

10-year hold

• IRR: 32.2%
• Equity multiple: 4.88×
• Total profit: $59,822
• Equity at exit: $25,028

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 04765

• Home prices YoY: 0.9%
• Active inventory: 17
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$215 /mo · $2,579/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $349

Break-even live

Break-even rent $666

Max offer price $55,000

Occupancy floor 63%

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 72 DOM
2. 2026-06-17
   days on market $55,000 Active 71 DOM
3. 2026-06-16
   days on market $55,000 Active 70 DOM
4. 2026-06-15
   days on market $55,000 Active 69 DOM
5. 2026-06-13
   pricedays on market $55,000 Active 67 DOM
6. 2026-06-12
   days on market $60,000 Active 66 DOM
7. 2026-06-09
   days on market $60,000 Active 63 DOM
8. 2026-06-08
   days on market $60,000 Active 62 DOM
9. 2026-06-07
   days on market $60,000 Active 61 DOM
10. 2026-06-05
    days on market $60,000 Active 59 DOM
11. 2026-06-04
    days on market $60,000 Active 57 DOM
12. 2026-06-02
    days on market $60,000 Active 56 DOM
13. 2026-06-01
    days on market $60,000 Active 55 DOM
14. 2026-05-31
    days on market $60,000 Active 54 DOM
15. 2026-05-31
    days on market $60,000 Active 53 DOM
16. 2026-05-12
    price $60,000
17. 2026-04-07
    listed $65,000 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: $2,579 · $215/mo
• Projected year-2 tax: $2,579 · $215/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,298
• − Mortgage interest: −$3,081
• − Property taxes: −$2,579
• − Insurance: −$275
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,600
• Taxable income: $3,635
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,318/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 89
• NCES district ID: 2314838
• Math proficiency: 30% —
• Reading proficiency: 45% —
• Median HH income: $36,317
• Composite: 33.62/100
• National rank: #10477
• State rank: #136 of 185 in ME

Livability — Patten

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

Census & demographics

• Population (ZIP): 1,452

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 (98%)
• Race & ethnicity: White 98% Native American 1%
• Common ancestry: Lithuanian 11% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% 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: ▲ 1.01%
• Current HPI: 108.8434
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $60,000 MREIS
• 2026-04-07 Listed $65,000 MREIS

Property tax history

+6.3%/yr

Latest (2025): $2,579 · +9.1% YoY. Source: county tax records.