71 Hyde Rd · Jay, ME 04239

$159,900

3 bd · 2.0 ba · 1,200 sqft · Other public records · 20 Days on market

Built 1970 1.00 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Exceptional investment opportunity! This unique 2-unit property offers consistent income and a proven long-term rental history with 100% occupancy. Unit 1 features 2 bedrooms, while Unit 2 offers 1 bedroom. Both units are maintained and attract quality tenants. Conveniently located close to schools, shopping, restaurants, and municipal services—making it highly desirable for renters. One unit includes garage access for added value and convenience. Great addition to any investor's portfolio or perfect for an owner-occupant looking to offset mortgage costs with rental income. Don't miss this solid, income-producing property in a prime location!

Key facts

• Two-unit property
• Close to schools
• Close to restaurants

Tags

• TWO-UNIT PROPERTY
• LONG-TERM RENTAL HISTORY
• INCOME-PRODUCING PROPERTY
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: No zoning
• Financial info: Two-unit property; Gross annual income reported: $19,800; Operating expenses reported: $9,894.36; Unit 1 actual rent: $800; Unit 2 actual rent: $850

Exterior

• Parking: Detached or on-site paved parking with 1 garage space (1 car); 1–4 parking spaces available
• Utilities: Private well water; Private sewer / septic tank; Electric service with circuit breakers
• Home design: Multi-level property; Built in 1970
• Construction: Wood frame with wood siding; Slab foundation; Metal and shingle roof
• Exterior features: Level lot; Near shopping and near town; Neighborhood setting; Paved road access

Interior

• Kitchen: Each unit includes a refrigerator
• Bedrooms: Unit 1: 1 bedroom (first level); Unit 2: 2 bedrooms (first level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Circuit breakers electrical system
• Interior features: First-floor bedroom
• Laundry & utility: Water heater tied to heating system (off heating system)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (25.6% below list).
• Recommended offer: $119k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 31 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y 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.

Recommended offer $119,040 (25.6% 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. Built in 1970 — 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. 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.71×
• Total profit: $76,485
• Equity at exit: $144,051

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $233,626
• Equity at exit: $310,651

Cash invested: $44,772 (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 04239

• Home prices YoY: 5.3%
• Active inventory: 31
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-167

Break-even live

Break-even rent $1,401

Max offer price $130,444

Occupancy floor —

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 20 DOM
2. 2026-06-17
   days on market $159,900 Active 19 DOM
3. 2026-06-16
   days on market $159,900 Active 18 DOM
4. 2026-06-15
   days on market $159,900 Active 17 DOM
5. 2026-06-13
   days on market $159,900 Active 15 DOM
6. 2026-06-12
   days on market $159,900 Active 14 DOM
7. 2026-06-09
   days on market $159,900 Active 11 DOM
8. 2026-06-08
   days on market $159,900 Active 10 DOM
9. 2026-06-07
   days on market $159,900 Active 9 DOM
10. 2026-06-07
    days on market $159,900 Active 8 DOM
11. 2026-06-04
    days on market $159,900 Active 5 DOM
12. 2026-06-02
    days on market $159,900 Active 4 DOM
13. 2026-06-01
    days on market $159,900 Active 3 DOM
14. 2026-05-31
    days on market $159,900 Active 2 DOM
15. 2026-05-29
    listed $159,900 Active
16. 2026-01-13
    soldstatus $150,000 Closed 656-char remark

    Show marketing remark (656 chars)

    Exceptional investment opportunity! This unique 2-unit property offers consistent income and a proven long-term rental history with 100% occupancy. Unit 1 features 2 bedrooms, while Unit 2 offers 1 bedroom. Both units are maintained and attract quality tenants. Conveniently located close to schools, shopping, restaurants, and municipal services—making it highly desirable for renters. One unit includes garage access for added value and convenience. Great addition to any investor's portfolio or perfect for an owner-occupant looking to offset mortgage costs with rental income. Don't miss this solid, income-producing property in a prime location!

17. 2025-12-13
    status Pending 656-char remark

    Show marketing remark (656 chars)

    Exceptional investment opportunity! This unique 2-unit property offers consistent income and a proven long-term rental history with 100% occupancy. Unit 1 features 2 bedrooms, while Unit 2 offers 1 bedroom. Both units are maintained and attract quality tenants. Conveniently located close to schools, shopping, restaurants, and municipal services—making it highly desirable for renters. One unit includes garage access for added value and convenience. Great addition to any investor's portfolio or perfect for an owner-occupant looking to offset mortgage costs with rental income. Don't miss this solid, income-producing property in a prime location!

18. 2025-11-13
    listed $149,900 Active 656-char remark

    Show marketing remark (656 chars)

    Exceptional investment opportunity! This unique 2-unit property offers consistent income and a proven long-term rental history with 100% occupancy. Unit 1 features 2 bedrooms, while Unit 2 offers 1 bedroom. Both units are maintained and attract quality tenants. Conveniently located close to schools, shopping, restaurants, and municipal services—making it highly desirable for renters. One unit includes garage access for added value and convenience. Great addition to any investor's portfolio or perfect for an owner-occupant looking to offset mortgage costs with rental income. Don't miss this solid, income-producing property in a prime location!

19. 2013-07-29
    listed $69,900
20. 2007-10-19
    listed $99,900

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $14,285
• − Mortgage interest: −$8,957
• − Property taxes: −$2,424
• − Insurance: −$800
• − Repairs & maintenance: −$1,143
• − Management: −$1,143
• − Depreciation: −$4,652
• Taxable loss: −$4,833
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-841/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Jay

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

Census & demographics

• Census place: Chisholm, ME
• Population (ZIP): 4,644

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 10% Italian 4% German 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.17%
• Current HPI: 279.4231
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+60.1% since first listed

6 events — show timeline

• 2026-05-29 Listed $159,900 MREIS
• 2026-01-13 Sold (MLS) $150,000 MREIS
• 2025-12-13 Pending — MREIS
• 2025-11-13 Listed $149,900 MREIS
• 2013-07-29 Listed $69,900 MREIS
• 2007-10-19 Listed $99,900 MREIS

Property tax history

+7.5%/yr

Latest (2025): $2,424 · +59.1% YoY. Source: county tax records.