8 Country Ln · Hartland, ME 04971

$109,000

3 bd · 2.0 ba · 1,064 sqft · MultiFamily · 3 Days on market

Built 2000 2.87 ac 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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +6.4/10.0
• Appreciation +6.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Affordable country living awaits! Situated on 2.87 acres in Saint Albans, this manufactured home offers 3 bedrooms, 2 full bathrooms, and plenty of space both inside and out. A thoughtful addition provides extra living area used as a sun room, the perfect spot to relax and enjoy views of the property year round. Outside, you'll find a large deck ideal for entertaining, mature landscaping, a detached garage, and a storage shed, providing ample room for tools, equipment, and recreational gear. The expansive lot offers privacy, outdoor enjoyment, and endless possibilities to personalize the property to suit your needs. Whether you're looking for an affordable primary residence, an investment o

Key facts

• Large deck
• 2.87 acres
• Sun room

Tags

• 2.87 ACRES
• SUN ROOM
• LARGE DECK
• MATURE LANDSCAPING
• DETACHED GARAGE
• STORAGE SHED

Property features AI

Exterior

• Parking: Detached 1-car garage; Reclaimed parking area with 1–4 spaces
• Utilities: Private water; Private sewer; Electric service with circuit breakers
• Home design: Mobile home (single wide); Vinyl siding; Built in 2000; Shingle roof; Residential zoning
• Construction: Mobile construction; Vinyl siding exterior; Shingle roof; Single wide mobile home
• Exterior features: Rural, level lot; Paved road access

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Primary bedroom (first level); Bedroom 2 (first level); Bedroom 3 (first level)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms; Primary bedroom includes a full bath
• Heating & cooling: Forced air heating; Electric water heater
• Interior features: 6 total rooms; Sunroom; Living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $109k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 9.6% vs local median 5.9% in Hartland — 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 61/100 on livability (#120 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• RSU 19 (rural): math 73% / reading 81% proficiency, ranked #96 of 112 in ME (top 86%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 28 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($754 loan paydown + $2k appreciation (1.9% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $109,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 1.86×
• Total profit: $26,371
• Equity at exit: $42,551

10-year hold

• IRR: 18.6%
• Equity multiple: 3.45×
• Total profit: $74,671
• Equity at exit: $60,937

Cash invested: $30,520 (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 04971

• Home prices YoY: 1.2%
• Active inventory: 28
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $304

Break-even live

Break-even rent $873

Max offer price $109,000

Occupancy floor 71%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-08
   status $109,000 Pending 3 DOM
2. 2026-06-07
   days on market $109,000 Active 3 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $109,000 Active 1 DOM

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,178 · $98/mo
• Expected delta: +$304/yr (+$25/mo · 34.8%)

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

Taxation est. · year 1

• Rental income: $15,090
• − Mortgage interest: −$6,106
• − Property taxes: −$874
• − Insurance: −$545
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,171
• Taxable income: $1,980
• Est. tax owed @ 24.0%: −$475
• After-tax cash flow: $3,167/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 19
• NCES district ID: 2314785
• Math proficiency: 73% ▲ 53.00%
• Reading proficiency: 81% ▲ 39.00%
• Median HH income: $41,866
• Composite: 64.37/100
• National rank: #548
• State rank: #96 of 112 in ME

Livability — Hartland

• Score: 61/100
• State rank: #120
• US rank: #18210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,703

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 3% Two or more races 2%
• Common ancestry: Lithuanian 6% Slovak 4% German 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 163.8924
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $109,000 MREIS

Property tax history

-2.7%/yr

Latest (2025): $874 · -13.3% YoY. Source: county tax records.