795 Dallas Hill Rd · Dallas, ME 04970

$410,000

3 bd · 1.5 ba · 1,100 sqft · MultiFamily · 2 Days on market

Built 2006 1.95 ac lot ↓ 14% since listing

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Why this score? — see what drove the D 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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +3.8/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Multi-family units

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

Listing remarks

Less than 5 miles from Saddleback Mountain, this 3-bedroom, 1.5-bath home sits on nearly 2 acres and offers the perfect year-round retreat. The main level features a functional layout with a spacious living area, kitchen, and dining space, while the bedrooms provide comfortable accommodations for family or guests. The third floor offers expansion potential, with plumbing already installed to finish an additional bedroom and bath. Outdoor enthusiasts will appreciate direct access to nearby snowmobile and ATV trails, as well as close proximity to skiing, biking, hiking, and golf. With boating, fishing, and hunting opportunities also within easy reach, this property combines convenience, recre

Key facts

• 1.95 acre lot
• Parking
• Built 2006

Property features AI

Finance

• Other: Zoned LUPC; Lot about 1.95 acres (survey); Located at 795 Dallas Hill Rd, Dallas Plt, ME

Exterior

• Parking: Gravel parking with space for 1–4 vehicles
• Utilities: Well water; Private sewer; Circuit breaker electric; On-demand water heater with separate booster
• Home design: Single family residence; Built in 2006; Two-story home (bedrooms located on second level)
• Construction: Wood frame with vinyl siding; Metal roof; Pillar/post/pier foundation
• Exterior features: Rural, level lot; Gravel road access; Deck

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on the second level; One bedroom on the second level (listed separately as Bedroom 1 and Bedroom 2 — total three bedrooms); Additional bedroom designation not on first level
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Direct vent furnace; Wood stove
• Interior features: Five total rooms; Unfurnished; Deck
• Laundry & utility: Washer and dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (31.1% below list).
• Recommended offer: $282k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 78 (rural): math 30% / reading 55% proficiency, ranked #93 of 185 in ME (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($3k loan paydown + $15k appreciation (3.6% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $282,500 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.69% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.42×
• Total profit: $48,637
• Equity at exit: $197,656

10-year hold

• IRR: 9.6%
• Equity multiple: 2.53×
• Total profit: $176,113
• Equity at exit: $315,386

Cash invested: $114,800 (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 04970

• Home prices YoY: 1.5%
• Active inventory: 115
• Price-to-rent: 36.3×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$116 /mo · $1,390/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-205

Break-even live

Break-even rent $3,084

Max offer price $373,786

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-89	+0% $-205	+5% $-321	+10% $-437
Rent	-10% $-428	-5% $-317	+0% $-205	+5% $-93	+10% $18
Rate	-1.0pp $1	-0.5pp $-101	base $-205	+0.5pp $-311	+1.0pp $-419

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$2,826
Total (3 units)			$2,825

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $410,000 Active 2 DOM
2. 2026-06-21
   pricedays on marketlisting id $410,000 Active 1 DOM
3. 2026-06-08
   days on market $440,000 Active 260 DOM
4. 2026-06-07
   days on market $440,000 Active 259 DOM
5. 2026-06-05
   days on market $440,000 Active 257 DOM
6. 2026-06-04
   days on market $440,000 Active 255 DOM
7. 2026-06-02
   days on market $440,000 Active 254 DOM
8. 2026-06-01
   days on market $440,000 Active 253 DOM
9. 2026-05-31
   days on market $440,000 Active 252 DOM
10. 2026-05-31
    days on market $440,000 Active 251 DOM
11. 2026-01-29
    price $440,000 744-char remark
12. 2025-10-09
    price $460,000 744-char remark
13. 2025-09-22
    listed $475,000 Active 744-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: $1,390 · $116/mo
• Projected year-2 tax: $3,483 · $290/mo
• Expected delta: +$2,093/yr (+$174/mo · 150.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 8 d/yr ≥83°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,900
• − Mortgage interest: −$22,966
• − Property taxes: −$1,390
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$11,927
• Taxable loss: −$9,858
• Est. tax savings @ 24.0%: +$2,366
• After-tax cash flow: $-94/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 78
• NCES district ID: 2314803
• Math proficiency: 30% ▼ -5.00%
• Reading proficiency: 55% ▲ 10.00%
• Median HH income: $46,242
• Composite: 38.48/100
• National rank: #8468
• State rank: #93 of 185 in ME

Livability — Dallas

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

Census & demographics

• Population (ZIP): 1,420

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Slovak 9% Romanian 3%
• Foreign-born: 0% · Canada

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 240.9862
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-13.7% since first listed

4 events — show timeline

• 2026-06-19 Listed $410,000 MREIS
• 2026-01-29 Price Changed $440,000 MREIS
• 2025-10-09 Price Changed $460,000 MREIS
• 2025-09-22 Listed $475,000 MREIS

Property tax history

+1.3%/yr

Latest (2025): $1,390 · +8.5% YoY. Source: county tax records.