3519 U.s. 2 · Merrill, ME 04780

$59,900

2 bd · 1.0 ba · 0 sqft · SingleFamily public records · 38 Days on market

Built 1972 1.00 ac lot Est $91k · 34% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's Your Project DIY Home. Needs Foundation Work, Metal Roof Leaked In Past But This Is The Home To Get You Off The Couch. Out Of The Rent Rut. Low Cost Enough To Use For Recreation Vacations All Four Seasons. Paint, Paper, Add The Laminate Floors Where Rugs Come Out. Oil Hot Water Heating System Trained. Ideal For Handicap Buyer Needing Ramp, Deck For Easy Coming And Going. Two Bedrooms, Extra Sun Room That's Heated Could Be 3rd Bedroom. Sun Room Measures 21' X 10'. 2 Bedroom Home Needs TLC. Repairs Required To Do For A Bank Loan. But Ideal For Cash Purchase If Timing Is Right In Your Real Estate World. Paved Drive With Turnaround, Attached Garage, Insulated Foundation. Built Around 1972. Trees Surround You. Near Many Lakes, Golf Courses, The Rec Trails. Full Bath With One Piece Shower Unit. Laundry Room Is Big And Doubles As Storage / Mud Room. Attached Garage. Real Boards In House Construction. Video. Looking For Low Cost Housing To Live In, To Fix And Flip, To Rent Out To Others? This Could Work But Come Walk Through And Make Sure You Are Up To Renovations. Low Cost Maine Home For Sale. Hurry, Those Don't Last. Let's Talk, Connect.

Key facts

• Metal roof
• Sump pump
• Sunroom

Tags

• METAL ROOF
• SUMP PUMP
• PELLET STOVE
• SUNROOM
• MUD ROOM
• BAXTER PARK

Property features AI

Finance

• Financial info: Annual tax information available

Exterior

• Parking: Paved parking with 1 covered garage space (1-car)
• Utilities: Private well water; Private sewer; Electric with circuit breakers; Utilities are on
• Home design: Single family residence; Built in 1972; One-story layout (first-floor living areas)
• Construction: Wood frame construction with composition elements; Metal roof; Unfinished full basement foundation
• Exterior features: Screened porch; Rural zoning; 1 acre lot

Interior

• Kitchen: Kitchen on the first floor (~15 x 12 ft)
• Bedrooms: Two first-floor bedrooms (each ~13 x 12 ft); Second bedroom includes laundry hook-up
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard and hot water heating; Pellet stove
• Interior features: 6 total rooms; Full unfinished basement with interior entry and sump pump; Screened porch
• Laundry & utility: Laundry hookups in bedroom 2; Water heater off heating system

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• RSU 50 (rural): math 30% / reading 55% proficiency, ranked #103 of 185 in ME (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $2k of equity ($414 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $50k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1972 — 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: 1.85% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.02%
• DSCR: 2.51
• GRM: 4.5

CMA / ARV

• ARV (median comp): $90,770
• List price: $59,900
• Delta: -34.01%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Oakfield Smyrna Rd	0.61mi	2/1.0	1,008	3mo	$170,000	$169	57
118 Route 212 Rd	0.51mi	2/2.0	1,701	8mo	$115,000	$68	53
93 Smyrna Oakfield	0.48mi	3/1.0 (+1)	1,350	12mo	$149,000	$110	50
3390 US Route 2	0.57mi	3/1.0 (+1)	2,360	9mo	$123,600	$52	49
3381 US RT 2	0.61mi	2/1.0	799	18mo	$79,500	$99	44
1474 Dyer Brook Rd	0.32mi	3/2.0 (+1)	1,700	24mo	$159,000	$94	44
105 Mission St	0.71mi	3/1.0 (+1)	1,008	7mo	$218,000	$216	43
63 Rebel Hill Rd	0.68mi	3/2.0 (+1)	3,020	10mo	$236,000	$78	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 3.24×
• Total profit: $37,512
• Equity at exit: $26,934

10-year hold

• IRR: 39.7%
• Equity multiple: 6.43×
• Total profit: $91,112
• Equity at exit: $41,508

Cash invested: $16,772 (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 04780

• Active inventory: 10
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $476

Break-even live

Break-even rent $506

Max offer price $59,900

Occupancy floor 52%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $59,900 Active 38 DOM
2. 2026-06-17
   days on market $59,900 Active 37 DOM
3. 2026-06-16
   days on market $59,900 Active 36 DOM
4. 2026-06-15
   days on market $59,900 Active 35 DOM
5. 2026-06-13
   days on market $59,900 Active 33 DOM
6. 2026-06-12
   days on market $59,900 Active 32 DOM
7. 2026-06-09
   days on market $59,900 Active 29 DOM
8. 2026-06-08
   days on market $59,900 Active 28 DOM
9. 2026-06-07
   days on market $59,900 Active 27 DOM
10. 2026-06-05
    days on market $59,900 Active 25 DOM
11. 2026-06-04
    days on market $59,900 Active 23 DOM
12. 2026-06-02
    days on market $59,900 Active 22 DOM
13. 2026-06-01
    days on market $59,900 Active 21 DOM
14. 2026-05-31
    days on market $59,900 Active 20 DOM
15. 2026-05-31
    days on market $59,900 Active 19 DOM
16. 2026-05-11
    listed $59,900 Active 749-char remark
17. 2023-04-14
    soldstatus $49,500 Closed 1156-char remark

    Show marketing remark (1156 chars)

    Here's Your Project DIY Home. Needs Foundation Work, Metal Roof Leaked In Past But This Is The Home To Get You Off The Couch. Out Of The Rent Rut. Low Cost Enough To Use For Recreation Vacations All Four Seasons. Paint, Paper, Add The Laminate Floors Where Rugs Come Out. Oil Hot Water Heating System Trained. Ideal For Handicap Buyer Needing Ramp, Deck For Easy Coming And Going. Two Bedrooms, Extra Sun Room That's Heated Could Be 3rd Bedroom. Sun Room Measures 21' X 10'. 2 Bedroom Home Needs TLC. Repairs Required To Do For A Bank Loan. But Ideal For Cash Purchase If Timing Is Right In Your Real Estate World. Paved Drive With Turnaround, Attached Garage, Insulated Foundation. Built Around 1972. Trees Surround You. Near Many Lakes, Golf Courses, The Rec Trails. Full Bath With One Piece Shower Unit. Laundry Room Is Big And Doubles As Storage / Mud Room. Attached Garage. Real Boards In House Construction. Video. Looking For Low Cost Housing To Live In, To Fix And Flip, To Rent Out To Others? This Could Work But Come Walk Through And Make Sure You Are Up To Renovations. Low Cost Maine Home For Sale. Hurry, Those Don't Last. Let's Talk, Connect.

18. 2023-03-15
    status Pending 1156-char remark

    Show marketing remark (1156 chars)

    Here's Your Project DIY Home. Needs Foundation Work, Metal Roof Leaked In Past But This Is The Home To Get You Off The Couch. Out Of The Rent Rut. Low Cost Enough To Use For Recreation Vacations All Four Seasons. Paint, Paper, Add The Laminate Floors Where Rugs Come Out. Oil Hot Water Heating System Trained. Ideal For Handicap Buyer Needing Ramp, Deck For Easy Coming And Going. Two Bedrooms, Extra Sun Room That's Heated Could Be 3rd Bedroom. Sun Room Measures 21' X 10'. 2 Bedroom Home Needs TLC. Repairs Required To Do For A Bank Loan. But Ideal For Cash Purchase If Timing Is Right In Your Real Estate World. Paved Drive With Turnaround, Attached Garage, Insulated Foundation. Built Around 1972. Trees Surround You. Near Many Lakes, Golf Courses, The Rec Trails. Full Bath With One Piece Shower Unit. Laundry Room Is Big And Doubles As Storage / Mud Room. Attached Garage. Real Boards In House Construction. Video. Looking For Low Cost Housing To Live In, To Fix And Flip, To Rent Out To Others? This Could Work But Come Walk Through And Make Sure You Are Up To Renovations. Low Cost Maine Home For Sale. Hurry, Those Don't Last. Let's Talk, Connect.

19. 2023-01-27
    listed $49,500 Active 1156-char remark

    Show marketing remark (1156 chars)

    Here's Your Project DIY Home. Needs Foundation Work, Metal Roof Leaked In Past But This Is The Home To Get You Off The Couch. Out Of The Rent Rut. Low Cost Enough To Use For Recreation Vacations All Four Seasons. Paint, Paper, Add The Laminate Floors Where Rugs Come Out. Oil Hot Water Heating System Trained. Ideal For Handicap Buyer Needing Ramp, Deck For Easy Coming And Going. Two Bedrooms, Extra Sun Room That's Heated Could Be 3rd Bedroom. Sun Room Measures 21' X 10'. 2 Bedroom Home Needs TLC. Repairs Required To Do For A Bank Loan. But Ideal For Cash Purchase If Timing Is Right In Your Real Estate World. Paved Drive With Turnaround, Attached Garage, Insulated Foundation. Built Around 1972. Trees Surround You. Near Many Lakes, Golf Courses, The Rec Trails. Full Bath With One Piece Shower Unit. Laundry Room Is Big And Doubles As Storage / Mud Room. Attached Garage. Real Boards In House Construction. Video. Looking For Low Cost Housing To Live In, To Fix And Flip, To Rent Out To Others? This Could Work But Come Walk Through And Make Sure You Are Up To Renovations. Low Cost Maine Home For Sale. Hurry, Those Don't Last. Let's Talk, Connect.

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$41/yr (+$3/mo · 5.6%)

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

Taxation est. · year 1

• Rental income: $13,301
• − Mortgage interest: −$3,355
• − Property taxes: −$732
• − Insurance: −$300
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,743
• Taxable income: $5,043
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,496/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 50
• NCES district ID: 2314806
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $36,091
• Composite: 37.51/100
• National rank: #8882
• State rank: #103 of 185 in ME

Livability — Merrill

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

Census & demographics

• Population (ZIP): 882

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 12% Slovak 7% German 6%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · German/W. Germanic 9% Spanish 1% Russian/Polish/Slavic 0%

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

8 events — show timeline

• 2026-05-11 Listed $59,900 MREIS
• 2023-04-14 Sold (MLS) $49,500 MREIS
• 2023-03-15 Pending — MREIS
• 2023-01-27 Delisted — MREIS
• 2023-01-27 Listed $49,500 MREIS
• 2022-02-07 Pending — MREIS
• 2021-12-21 Price Changed $49,500 MREIS
• 2021-07-14 Listed $59,900 MREIS