36 Northern Ave · Hampden, ME 04444

$159,900

2 bd · 1.0 ba · 725 sqft · SingleFamily public records · 67 Days on market

Built 1929 0.30 ac lot $221/sqft · 34% below area Est $212k · 25% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• Schools +7.9/10.0
• DSCR +4.7/10.0
• Livability +4.5/5.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Hampden! This 2-bedroom 1 bath fixer upper is located in a desirable, well established neighborhood. This property offers a solid layout with plenty of potential for updates and added value. Newer updates include a new roof and side deck. Convenient to local shops, dining, commuter routes and a 10 min drive to the airport! Perfect for investors or buyers looking to make it their own! Book your showing today!

Key facts

• Side deck
• Commuter routes
• Dining

Tags

• NEW ROOF
• SIDE DECK
• WELL ESTABLISHED NEIGHBORHOOD
• LOCAL SHOPS
• DINING
• COMMUTER ROUTES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $59 ($713/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 $147k (8.3% below list).
• Recommended offer: $147k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Hampden — 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 90/100 on livability (#1 in ME, #105 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F.
• RSU 22 (suburban): math 91% / reading 92% proficiency, ranked #16 of 112 in ME (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 97 active listings in the ZIP; solid renter incomes; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent is only 17% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,583 (8.3% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,294
• List price: $159,900
• Delta: -24.68%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.8%
• Equity multiple: 0.51×
• Total profit: $-22,107
• Equity at exit: $23,842

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-14,303
• Equity at exit: $13,825

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 04444

• Home prices YoY: -14.3%
• Active inventory: 97
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$193 /mo · $2,321/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $59

Break-even live

Break-even rent $1,391

Max offer price $159,900

Occupancy floor 91%

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 18 events

1. 2026-06-19
   days on market $159,900 Active 67 DOM
2. 2026-06-18
   days on market $159,900 Active 66 DOM
3. 2026-06-17
   days on market $159,900 Active 65 DOM
4. 2026-06-16
   days on market $159,900 Active 64 DOM
5. 2026-06-15
   days on market $159,900 Active 63 DOM
6. 2026-06-14
   status $159,900 Active 61 DOM
7. 2026-06-02
   status $159,900 Pending 61 DOM
8. 2026-06-01
   days on market $159,900 Active 61 DOM
9. 2026-05-31
   days on market $159,900 Active 60 DOM
10. 2026-05-30
    days on market $159,900 Active 59 DOM
11. 2026-04-25
    price $169,900 432-char remark

    Show marketing remark (432 chars)

    Great opportunity in Hampden! This 2-bedroom 1 bath fixer upper is located in a desirable, well established neighborhood. This property offers a solid layout with plenty of potential for updates and added value. Newer updates include a new roof and side deck. Convenient to local shops, dining, commuter routes and a 10 min drive to the airport! Perfect for investors or buyers looking to make it their own! Book your showing today!

12. 2026-04-01
    listed $175,000 Active 432-char remark

    Show marketing remark (432 chars)

    Great opportunity in Hampden! This 2-bedroom 1 bath fixer upper is located in a desirable, well established neighborhood. This property offers a solid layout with plenty of potential for updates and added value. Newer updates include a new roof and side deck. Convenient to local shops, dining, commuter routes and a 10 min drive to the airport! Perfect for investors or buyers looking to make it their own! Book your showing today!

13. 2022-06-02
    soldstatus $135,000 Closed 252-char remark

    Show marketing remark (252 chars)

    This affordable home is located in one of the most desirable communities in the Bangor area and has had many updates already complete! Bedroom, Bath, and Laundry all located on the first floor. Heat pump for cooling and heating. Large shed for storage.

14. 2022-05-06
    status Pending 252-char remark

    Show marketing remark (252 chars)

    This affordable home is located in one of the most desirable communities in the Bangor area and has had many updates already complete! Bedroom, Bath, and Laundry all located on the first floor. Heat pump for cooling and heating. Large shed for storage.

15. 2022-04-27
    listed $137,000 Active 252-char remark

    Show marketing remark (252 chars)

    This affordable home is located in one of the most desirable communities in the Bangor area and has had many updates already complete! Bedroom, Bath, and Laundry all located on the first floor. Heat pump for cooling and heating. Large shed for storage.

16. 2015-09-11
    soldstatus $30,100 Sold
17. 2015-08-20
    historical
18. 2015-08-12
    listed $27,000 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: $2,321 · $193/mo
• Projected year-2 tax: $2,321 · $193/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $17,590
• − Mortgage interest: −$8,957
• − Property taxes: −$2,321
• − Insurance: −$800
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,652
• Taxable loss: −$1,953
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $1,182/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 22
• NCES district ID: 2314815
• Math proficiency: 91% ▲ 49.00%
• Reading proficiency: 92% ▲ 26.00%
• Median HH income: $65,487
• Composite: 78.68/100
• National rank: #72
• State rank: #16 of 112 in ME

Livability — Hampden

• Score: 90/100
• State rank: #1
• US rank: #105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampden, ME
• County: Penobscot County · 81,539 people
• City population: 9,371
• Metro: Bangor, ME
• Population (ZIP): 9,371
• Household income: $106,554
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 103.0

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% German/W. Germanic 0%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.30%
• Current HPI: 335.987
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+529.3% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $169,900 MREIS
• 2026-04-01 Listed $175,000 MREIS
• 2022-06-02 Sold (MLS) $135,000 MREIS
• 2022-05-06 Pending — MREIS
• 2022-04-27 Listed $137,000 MREIS
• 2015-09-11 Sold (MLS) $30,100 MREIS
• 2015-08-20 Delisted — MREIS
• 2015-08-12 Listed $27,000 MREIS

Property tax history

+7.0%/yr

Latest (2025): $2,321 · +24.7% YoY. Source: county tax records.