3 Golden Ridge Rd · Canton, ME 04221

$50,000

4 bd · 2.0 ba · 768 sqft · Other public records · 444 Days on market

Built 1886 0.50 ac lot $65/sqft · 69% below area ↓ 39% 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
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

Key facts

• 0.5 acre lot
• Parking
• Built 1886

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% 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 56 (rural): math 74% / reading 81% proficiency, ranked #95 of 112 in ME (top 85%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 5 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($346 loan paydown + $3k appreciation (6.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 444 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 444 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — 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 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: 2.47% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.63%
• DSCR: 3.21
• GRM: 3.4

CMA / ARV

• ARV (median comp): $328,534
• List price: $50,000
• Delta: -84.78%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 4.67×
• Total profit: $51,335
• Equity at exit: $31,401

10-year hold

• IRR: 55.4%
• Equity multiple: 9.73×
• Total profit: $122,227
• Equity at exit: $56,917

Cash invested: $14,000 (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 04221

• Home prices YoY: 2.0%
• Active inventory: 5
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,233 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$112 /mo · $1,343/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $579

Break-even live

Break-even rent $500

Max offer price $50,000

Occupancy floor 48%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $50,000 Active 444 DOM
2. 2026-06-17
   days on market $50,000 Active 443 DOM
3. 2026-06-16
   days on market $50,000 Active 442 DOM
4. 2026-06-15
   days on market $50,000 Active 441 DOM
5. 2026-06-13
   days on market $50,000 Active 439 DOM
6. 2026-06-12
   days on market $50,000 Active 438 DOM
7. 2026-06-09
   days on market $50,000 Active 435 DOM
8. 2026-06-08
   days on market $50,000 Active 434 DOM
9. 2026-06-07
   days on market $50,000 Active 433 DOM
10. 2026-06-05
    days on market $50,000 Active 431 DOM
11. 2026-06-04
    days on market $50,000 Active 429 DOM
12. 2026-06-02
    days on market $50,000 Active 428 DOM
13. 2026-06-01
    days on market $50,000 Active 427 DOM
14. 2026-05-31
    days on market $50,000 Active 426 DOM
15. 2026-05-31
    days on market $50,000 Active 425 DOM
16. 2026-03-31
    status Active 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

17. 2026-03-25
    historical 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

18. 2025-11-24
    status Active 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

19. 2025-11-24
    price $50,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

20. 2025-11-24
    historical 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

21. 2025-11-03
    price $53,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

22. 2025-10-07
    price $55,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

23. 2025-09-18
    price $56,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

24. 2025-09-04
    price $58,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

25. 2025-08-13
    price $60,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

26. 2025-07-25
    status Active 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

27. 2025-07-24
    historical 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

28. 2025-07-23
    price $62,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

29. 2025-07-10
    price $63,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

30. 2025-06-25
    price $65,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

31. 2025-06-03
    price $67,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

32. 2025-05-12
    price $69,000 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

33. 2025-04-16
    price $69,500 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

34. 2025-03-24
    listed $70,000 Active 381-char remark

    Show marketing remark (381 chars)

    Who's ready for a project?! This duplex, located on a nice corner lot in Canton Maine, is ready for a new owner/investor to come in with their ideas to restore this property to its beautiful condition again! Property has great bones and will be a great investment for the right buyers! Come bring that motivation today! Property is in need of a major complete rehab or restoration!

35. 2025-01-16
    price $70,000
36. 2024-12-19
    price $73,000
37. 2024-11-13
    price $77,500
38. 2024-10-24
    price $80,000
39. 2024-10-09
    price $82,000

ⓘ 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: $1,343 · $112/mo
• Projected year-2 tax: $1,343 · $112/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 4/10 Moderate FEMA zone X (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,795
• − Mortgage interest: −$2,801
• − Property taxes: −$1,343
• − Insurance: −$250
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − Depreciation: −$1,455
• Taxable income: $6,579
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $5,369/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 56
• NCES district ID: 2314833
• Math proficiency: 74% ▲ 55.00%
• Reading proficiency: 81% ▲ 37.00%
• Median HH income: $38,091
• Composite: 64.43/100
• National rank: #544
• State rank: #95 of 112 in ME

Livability — Canton

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

Census & demographics

• Population (ZIP): 1,072

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 5% Two or more races 3%
• Common ancestry: Lithuanian 17% Slovak 3% Iranian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 2%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.99%
• Current HPI: 299.7602
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-39.0% since first listed

24 events — show timeline

• 2026-03-31 Relisted — MREIS
• 2026-03-25 Delisted — MREIS
• 2025-11-24 Relisted — MREIS
• 2025-11-24 Price Changed $50,000 MREIS
• 2025-11-24 Delisted — MREIS
• 2025-11-03 Price Changed $53,000 MREIS
• 2025-10-07 Price Changed $55,000 MREIS
• 2025-09-18 Price Changed $56,500 MREIS
• 2025-09-04 Price Changed $58,000 MREIS
• 2025-08-13 Price Changed $60,500 MREIS
• 2025-07-25 Relisted — MREIS
• 2025-07-24 Delisted — MREIS
• 2025-07-23 Price Changed $62,000 MREIS
• 2025-07-10 Price Changed $63,500 MREIS
• 2025-06-25 Price Changed $65,500 MREIS
• 2025-06-03 Price Changed $67,500 MREIS
• 2025-05-12 Price Changed $69,000 MREIS
• 2025-04-16 Price Changed $69,500 MREIS
• 2025-03-24 Listed $70,000 MREIS
• 2025-01-16 Price Changed $70,000 MREIS
• 2024-12-19 Price Changed $73,000 MREIS
• 2024-11-13 Price Changed $77,500 MREIS
• 2024-10-24 Price Changed $80,000 MREIS
• 2024-10-09 Price Changed $82,000 MREIS

Property tax history

+2.0%/yr

Latest (2025): $1,343 · +7.3% YoY. Source: county tax records.