1150 Eastbrook Rd · Eastbrook, ME 04634

$145,000

4 bd · 2.0 ba · 2,000 sqft · Other · 45 Days on market

Built 1949 3.00 ac lot $72/sqft · 73% below area ↓ 3% since listing

---

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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 1% rule +6.5/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1949 farmhouse located in Eastbrook, Maine offering approximately 2,000± sqft with 4 bedrooms and 2 full bathrooms (one on each floor), situated on 3± acres. The home has a solid full foundation and a roof that was replaced in 2018. A wood shed is located out back for additional storage. Overall, the property will require updating and repairs. Property is being sold as-is and priced to sell. Condition may limit traditional financing options, so cash is recommended.

Key facts

• 3 acre lot
• 5 parking spots
• Built 1949

Property features AI

Exterior

• Parking: Gravel parking for 5–10 vehicles
• Utilities: Well (private) water; Septic tank (private sewer); Electric with fuses; Other type water heater
• Home design: Single family residence; Built in 1949; Approximately 2,000 total building area; About 1,000 above-grade finished and 1,000 below-grade finished
• Construction: Vinyl siding and shingle siding with wood frame construction; Concrete perimeter foundation; Shingle roof
• Exterior features: Deck; Shed(s); Open, level, rural grounds; Paved road access

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom 1 (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level); Bedroom 4 (Second level)
• Flooring: Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Unfurnished; Eight rooms total; Two fireplaces
• Laundry & utility: Basement access to utilities (interior entry, full, bulkhead, unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $145k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% 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 24 (rural): math 83% / reading 86% proficiency, ranked #59 of 112 in ME (top 53%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 44 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.15% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

• ARV (median comp): $545,000
• List price: $145,000
• Delta: -73.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.32×
• Total profit: $12,828
• Equity at exit: $31,039

10-year hold

• IRR: 14.4%
• Equity multiple: 2.34×
• Total profit: $54,485
• Equity at exit: $29,325

Cash invested: $40,600 (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 04634

• Home prices YoY: -0.8%
• Active inventory: 44
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $432

Break-even live

Break-even rent $1,120

Max offer price $145,000

Occupancy floor 69%

Sensitivity live

Price	-10% $514	-5% $473	+0% $432	+5% $391	+10% $350
Rent	-10% $300	-5% $366	+0% $432	+5% $498	+10% $564
Rate	-1.0pp $505	-0.5pp $469	base $432	+0.5pp $394	+1.0pp $356

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $145,000 Active 45 DOM
2. 2026-06-18
   days on market $145,000 Active 43 DOM
3. 2026-06-17
   days on market $145,000 Active 42 DOM
4. 2026-06-16
   days on market $145,000 Active 41 DOM
5. 2026-06-15
   days on market $145,000 Active 40 DOM
6. 2026-06-13
   days on market $145,000 Active 38 DOM
7. 2026-06-12
   days on market $145,000 Active 37 DOM
8. 2026-06-08
   days on market $145,000 Active 33 DOM
9. 2026-06-07
   pricedays on market $145,000 Active 32 DOM
10. 2026-06-07
    days on market $150,000 Active 31 DOM
11. 2026-06-04
    days on market $150,000 Active 28 DOM
12. 2026-06-02
    remarks 469-char remark
13. 2026-06-02
    days on market $150,000 Active 27 DOM
14. 2026-06-01
    days on market $150,000 Active 26 DOM
15. 2026-05-31
    days on market $150,000 Active 25 DOM
16. 2026-05-31
    days on market $150,000 Active 24 DOM
17. 2026-05-06
    listed $150,000 Active 508-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: $765 · $64/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$603/yr (+$50/mo · 78.9%)

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

Taxation est. · year 1

• Rental income: $19,999
• − Mortgage interest: −$8,122
• − Property taxes: −$765
• − Insurance: −$725
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$4,218
• Taxable income: $2,969
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $4,472/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 24
• NCES district ID: 2314790
• Math proficiency: 83% ▲ 60.00%
• Reading proficiency: 86% ▲ 34.00%
• Median HH income: $44,304
• Composite: 70.84/100
• National rank: #249
• State rank: #59 of 112 in ME

Livability — Eastbrook

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

Census & demographics

• Population (ZIP): 2,218

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 202.765
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-3.3% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $145,000 MREIS
• 2026-05-06 Listed $150,000 MREIS