66 Main St · Limestone, ME 04750

$149,900

2 bd · 1.5 ba · 1,300 sqft · Other · 57 Days on market

8,712 sqft lot

---

Why this score? — see what drove the C- 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 +15.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

Key facts

• Two-story home
• Built-in cabinets
• 3-season porch

Tags

• TWO-STORY HOME
• 3-SEASON PORCH
• BUILT-IN CABINETS
• TRADITIONAL CRAFTSMANSHIP

Property features AI

Exterior

• Parking: Detached garage with auto door opener; Space for 2 cars; On-site gravel parking (1–4 spaces)
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Oil water heater
• Home design: Single family residence; Entry and main living on first floor, bedrooms on second floor; Property facing direction not specified
• Construction: Vinyl siding with wood frame construction; Metal roof; Block and stone foundation; Year built listed as 999 (public record)
• Exterior features: Screened porch; Well-landscaped yard; Rolling/sloping lot; Sidewalks; Intown location; Paved road access

Interior

• Kitchen: Breakfast nook; Refrigerator; Gas range; Dishwasher
• Bedrooms: Bedroom 1 on second level with built-ins and closet; Bedroom 2 on second level with closet; Bedroom 3 on second level
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling; Forced air heating
• Interior features: Shower; Built-in shelving/units in den and primary bedroom; Internet access available; Negotiable furnished status
• Laundry & utility: Main-level / 1st-floor laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $69 ($831/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (17.2% below list).
• Recommended offer: $124k (17.2% below list) — sets the bar for 1% rule.

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 $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $119k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $124,138 (17.2% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 10.1

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: 5.7%
• Equity multiple: 1.30×
• Total profit: $12,595
• Equity at exit: $56,958

10-year hold

• IRR: 9.3%
• Equity multiple: 2.23×
• Total profit: $51,468
• Equity at exit: $80,388

Cash invested: $41,972 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $69

Break-even live

Break-even rent $1,154

Max offer price $149,900

Occupancy floor 89%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 57 DOM
2. 2026-06-17
   days on market $149,900 Active 56 DOM
3. 2026-06-16
   days on market $149,900 Active 55 DOM
4. 2026-06-15
   days on market $149,900 Active 54 DOM
5. 2026-06-13
   days on market $149,900 Active 52 DOM
6. 2026-06-12
   days on market $149,900 Active 51 DOM
7. 2026-06-09
   days on market $149,900 Active 48 DOM
8. 2026-06-08
   days on market $149,900 Active 47 DOM
9. 2026-06-07
   days on market $149,900 Active 46 DOM
10. 2026-06-07
    days on market $149,900 Active 45 DOM
11. 2026-06-04
    days on market $149,900 Active 42 DOM
12. 2026-06-02
    days on market $149,900 Active 41 DOM
13. 2026-06-01
    days on market $149,900 Active 40 DOM
14. 2026-05-31
    days on market $149,900 Active 39 DOM
15. 2026-05-31
    days on market $149,900 Active 38 DOM
16. 2026-04-22
    listed $149,900 Active
17. 2022-12-09
    soldstatus $119,000 Closed 443-char remark

    Show marketing remark (443 chars)

    This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

18. 2022-12-05
    status Pending 443-char remark

    Show marketing remark (443 chars)

    This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

19. 2022-12-02
    status Active 443-char remark

    Show marketing remark (443 chars)

    This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

20. 2022-11-02
    historical Active Under Contract 443-char remark

    Show marketing remark (443 chars)

    This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

21. 2022-09-30
    listed $129,000 Active 443-char remark

    Show marketing remark (443 chars)

    This warm and cozy home has a very comfortable feeling from the time you step through the door. Home is in good condition and has seen many recent improvements over the last several years. There are endless possibilities with the upstairs with all the space available. Nice screened in porch for sitting outside and having no bugs, nice back yard for play area, a garden or fire pit to enjoy the nice Maine evenings. Check this home out today.

22. 2001-07-13
    listed $44,900

ⓘ 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: $754 · $63/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: +$642/yr (+$54/mo · 85.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 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: $14,897
• − Mortgage interest: −$8,397
• − Property taxes: −$754
• − Insurance: −$750
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$4,361
• Taxable loss: −$1,748
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $1,251/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

+233.9% since first listed

7 events — show timeline

• 2026-04-22 Listed $149,900 MREIS
• 2022-12-09 Sold (MLS) $119,000 MREIS
• 2022-12-05 Pending — MREIS
• 2022-12-02 Relisted — MREIS
• 2022-11-02 Contingent — MREIS
• 2022-09-30 Listed $129,000 MREIS
• 2001-07-13 Listed $44,900 MREIS