4 Grand Falls Rd · Limestone, ME 04750

$110,000

15 bd · 9.0 ba · 3,354 sqft · Other · 144 Days on market

1,306 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
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Three unit multi-family investment. Now is the time to invest in Limestone with all that is taking place at the Loring Commerce Centre.

Key facts

• 1,306 sq ft lot
• Listed 144 days

Property features AI

Finance

• Other: Annual tax amount reported (financial detail)
• Financial info: Property configured as 3 units; Gross income reported as $30,900; Operating expenses reported as $24,000; Unit rents reported: $825, $900, $850

Exterior

• Parking: No driveway; On-street parking; Off-site parking available
• Utilities: Public water; Public sewer; Electric with circuit breakers; Oil water heater; Utilities are on
• Home design: Multi-level building; Facing/entry level information not provided; Residential zoning
• Construction: Wood siding with wood frame construction; Block and concrete perimeter foundation; Pitched metal roof; Building area approximately 3,354 square feet; Year built not provided
• Exterior features: Porch; Open, level corner lot with sidewalks and paved road; Intown location

Interior

• Kitchen: Refrigerator included in each unit
• Bedrooms: Unit 1: 1 bedroom (first level); Unit 2: 2 bedrooms (second level); Unit 3: 2 bedrooms (first level)
• Flooring: Vinyl; Laminate; Carpet
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Heating available in each unit
• Interior features: Vinyl, laminate, and carpet flooring
• Laundry & utility: No dedicated water heaters for units; Electric service to each unit

What this means for you Summary

Snapshot

• This is a 15-bed/9.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Market conditions: 27 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $2k appreciation (1.7% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.56% ✓
• Cap rate: 13.08%
• Cash-on-cash: 24.24%
• DSCR: 2.08
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.48×
• Total profit: $45,684
• Equity at exit: $41,797

10-year hold

• IRR: 29.7%
• Equity multiple: 4.78×
• Total profit: $116,575
• Equity at exit: $58,990

Cash invested: $30,800 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $622

Break-even live

Break-even rent $933

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $684	-5% $653	+0% $622	+5% $591	+10% $560
Rent	-10% $486	-5% $554	+0% $622	+5% $690	+10% $758
Rate	-1.0pp $678	-0.5pp $650	base $622	+0.5pp $594	+1.0pp $565

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 144 DOM
2. 2026-06-18
   days on market $110,000 Active 142 DOM
3. 2026-06-17
   days on market $110,000 Active 141 DOM
4. 2026-06-16
   days on market $110,000 Active 140 DOM
5. 2026-06-15
   days on market $110,000 Active 139 DOM
6. 2026-06-13
   days on market $110,000 Active 137 DOM
7. 2026-06-12
   days on market $110,000 Active 136 DOM
8. 2026-06-09
   days on market $110,000 Active 133 DOM
9. 2026-06-08
   days on market $110,000 Active 132 DOM
10. 2026-06-07
    days on market $110,000 Active 131 DOM
11. 2026-06-07
    days on market $110,000 Active 130 DOM
12. 2026-06-04
    days on market $110,000 Active 127 DOM
13. 2026-06-02
    days on market $110,000 Active 126 DOM
14. 2026-06-01
    days on market $110,000 Active 125 DOM
15. 2026-05-31
    days on market $110,000 Active 124 DOM
16. 2026-05-31
    days on market $110,000 Active 123 DOM
17. 2026-01-27
    listed $110,000 Active
18. 2025-03-13
    historical $850
19. 2025-03-08
    listed $850
20. 2025-03-08
    historical $850
21. 2025-02-22
    listed $850
22. 2025-01-25
    historical $850
23. 2025-01-25
    historical $850
24. 2025-01-25
    listed $850
25. 2025-01-25
    listed $725
26. 2024-03-14
    price $3,650,000

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,433 · $119/mo
• Expected delta: +$63/yr (+$5/mo · 4.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $20,643
• − Mortgage interest: −$6,162
• − Property taxes: −$1,370
• − Insurance: −$550
• − Repairs & maintenance: −$1,651
• − Management: −$1,651
• − Depreciation: −$3,200
• Taxable income: $6,059
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $6,012/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-97.0% since first listed

10 events — show timeline

• 2026-01-27 Listed $110,000 MREIS
• 2025-03-13 Rental Removed $850 RENTALBEAST
• 2025-03-08 Listed for Rent $850 RENTALBEAST
• 2025-03-08 Rental Removed $850 RENTALBEAST
• 2025-02-22 Listed for Rent $850 RENTALBEAST
• 2025-01-25 Rental Removed $850 RENTALBEAST
• 2025-01-25 Rental Removed $850 RENTALBEAST
• 2025-01-25 Listed for Rent $850 RENTALBEAST
• 2025-01-25 Listed for Rent $725 RENTALBEAST
• 2024-03-14 Price Changed $3,650,000 MREIS

Property tax history

+2.5%/yr

Latest (2024): $1,370 · +3.6% YoY. Source: county tax records.