295 Old County Rd · Rockland, ME 04841

$350,000

6 bd · 4.0 ba · 1,040 sqft · Other · 28 Days on market

Built 2026 0.60 ac lot $337/sqft · 21% above area Est $338k · at est.

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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 +11.7/30.0
• Schools +6.8/10.0
• ARV discount +5.9/15.0
• DSCR +3.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

.60+/- acre lot off of Old County Road in Rockland. Located close to Route 17 and Route 1, with quick access to downtown Rockland, Rockport, Camden and more. City owned property, see offer instructions attached. Call today!

Key facts

• Open concept kitchen
• Two separate units
• Central location

Tags

• 2026 BUILT DUPLEX
• TWO SEPARATE UNITS
• OPEN CONCEPT KITCHEN
• PRIVATE SEPTIC SYSTEM
• ENERGY EFFICIENT APPLIANCES
• CENTRAL LOCATION

Property features AI

Finance

• HOA & community: Pets allowed with no restrictions

Exterior

• Parking: On-site parking with 5–10 spaces
• Utilities: Public water; Septic tank sewer; Electric water heater (electric); Dedicated electric and gas meters for each unit
• Home design: Duplex; Single-wide mobile body type; New construction (2026); Entry level: first floor; Residential zoning
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Porch; Near golf course; Near public beach; Near town; Level lot

Interior

• Kitchen: Refrigerator included in each unit; ENERGY STAR qualified appliances
• Bedrooms: One 1-bedroom unit on the first level; One 2-bedroom unit on the first level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Forced air heating; Circuit breaker electric service
• Interior features: First-floor bedroom; In-law floorplan; Internet access available; ENERGY STAR qualified appliances
• Laundry & utility: Dedicated water heater for each unit

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $332k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (28.8% below list).
• Recommended offer: $249k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% in Rockland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#116 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• RSU 13 (town): math 77% / reading 85% proficiency, ranked #84 of 112 in ME (top 75%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 72 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).
• At $2,492/mo this rent would consume 53% of the median local household income ($57k/yr) (locally 279% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.
• Current owner paid $30k; list at $350k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,151 (28.8% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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: 0.71% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $338,001
• List price: $350,000
• Delta: 31.66%
• Verdict: OVERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.4%
• Equity multiple: 0.35×
• Total profit: $-63,261
• Equity at exit: $52,186

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-64,008
• Equity at exit: $30,262

Cash invested: $98,000 (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 04841

• Home prices YoY: -17.8%
• Active inventory: 72
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-100

Break-even live

Break-even rent $2,618

Max offer price $332,338

Occupancy floor 99%

Sensitivity live

Price	-10% $98	-5% $-1	+0% $-100	+5% $-199	+10% $-298
Rent	-10% $-297	-5% $-198	+0% $-100	+5% $-2	+10% $97
Rate	-1.0pp $76	-0.5pp $-11	base $-100	+0.5pp $-191	+1.0pp $-283

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $350,000 Active 28 DOM
2. 2026-06-18
   days on market $350,000 Active 25 DOM
3. 2026-06-17
   days on market $350,000 Active 24 DOM
4. 2026-06-16
   days on market $350,000 Active 23 DOM
5. 2026-06-15
   days on market $350,000 Active 22 DOM
6. 2026-06-14
   days on market $350,000 Active 20 DOM
7. 2026-06-10
   days on market $350,000 Active 17 DOM
8. 2026-06-09
   days on market $350,000 Active 16 DOM
9. 2026-06-08
   days on market $350,000 Active 15 DOM
10. 2026-06-07
    days on market $350,000 Active 14 DOM
11. 2026-06-03
    days on market $350,000 Active 10 DOM
12. 2026-06-02
    days on market $350,000 Active 9 DOM
13. 2026-06-01
    days on market $350,000 Active 8 DOM
14. 2026-05-31
    days on market $350,000 Active 7 DOM
15. 2026-05-31
    days on market $350,000 Active 6 DOM
16. 2024-11-19
    soldstatus $30,000 Closed 223-char remark

    Show marketing remark (223 chars)

    .60+/- acre lot off of Old County Road in Rockland. Located close to Route 17 and Route 1, with quick access to downtown Rockland, Rockport, Camden and more. City owned property, see offer instructions attached. Call today!

17. 2024-10-21
    status Pending 223-char remark

    Show marketing remark (223 chars)

    .60+/- acre lot off of Old County Road in Rockland. Located close to Route 17 and Route 1, with quick access to downtown Rockland, Rockport, Camden and more. City owned property, see offer instructions attached. Call today!

18. 2024-09-13
    historical Active Under Contract 223-char remark

    Show marketing remark (223 chars)

    .60+/- acre lot off of Old County Road in Rockland. Located close to Route 17 and Route 1, with quick access to downtown Rockland, Rockport, Camden and more. City owned property, see offer instructions attached. Call today!

19. 2024-08-20
    listed $40,000 Active 223-char remark

    Show marketing remark (223 chars)

    .60+/- acre lot off of Old County Road in Rockland. Located close to Route 17 and Route 1, with quick access to downtown Rockland, Rockport, Camden and more. City owned property, see offer instructions attached. Call today!

20. 2022-06-01
    historical
21. 2022-05-13
    listed $45,000 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: $1,044 · $87/mo
• Projected year-2 tax: $2,902 · $242/mo
• Expected delta: +$1,858/yr (+$155/mo · 178.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $29,898
• − Mortgage interest: −$19,605
• − Property taxes: −$1,044
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$10,182
• Taxable loss: −$7,467
• Est. tax savings @ 24.0%: +$1,792
• After-tax cash flow: $592/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 13
• NCES district ID: 2314787
• Math proficiency: 77% ▲ 51.00%
• Reading proficiency: 85% ▲ 36.00%
• Median HH income: $43,177
• Composite: 67.81/100
• National rank: #363
• State rank: #84 of 112 in ME

Livability — Rockland

• Score: 62/100
• State rank: #116
• US rank: #16831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockland, ME
• County: Knox County · 7,035 people
• City population: 7,035
• Metro: nan
• Population (ZIP): 7,035
• Household income: $56,533
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 279.0

Population outlook (Knox County) Hauer SSP2

• Today (2025): 39,304 people
• By 2030: 38,497 · -2.1%
• By 2040: 36,090 · -8.2%
• By 2050: 33,681 · -14.3%
• By 2075: 29,934 · -23.8%
• By 2100: 24,633 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 12% Serbian 8% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Knox

• 2024 margin: D (+18.6) · D 58.2% · R 39.6% · Other 2.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 21.4pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+19.9 2016: D+14.3 2012: D+22.6 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.90%
• Current HPI: 341.7862
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+677.8% since first listed

9 events — show timeline

• 2026-05-24 Listed $350,000 MREIS
• 2026-05-11 Delisted — MREIS
• 2026-04-27 Listed $445,000 MREIS
• 2024-11-19 Sold (MLS) $30,000 MREIS
• 2024-10-21 Pending — MREIS
• 2024-09-13 Contingent — MREIS
• 2024-08-20 Listed $40,000 MREIS
• 2022-06-01 Delisted — MREIS
• 2022-05-13 Listed $45,000 MREIS

Property tax history

+3.6%/yr

Latest (2022): $1,044 · +7.4% YoY. Source: county tax records.