683 River Rd · Bucksport, ME 04416

$247,500

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 24 Days on market

Built 2004 0.92 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).

• Cash flow +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 Bedroom, 2 Bath, 2004 Doublewide Ranch on . 92 acres. Many upgrades and features including new paint, new carpet in bedrooms, walk in closets in all bedrooms, new flooring in bathrooms, electric fireplace, clawfoot tub, new front porch decking, spacious rooms, lots of cupboard space, and much more! Enjoy lovely views of the Penobscot River, and the convenience of being 5 minutes from in-town Bucksport , and 20 minutes to Brewer/Bangor.

Key facts

• Open concept
• Large kitchen
• Deck

Tags

• OPEN CONCEPT
• LARGE KITCHEN
• WALK IN CLOSET
• CLAWFOOT TUB
• NEW CARPETS
• DECK

Property features AI

Finance

• Other: Residential zoning; Lot size about 0.92 acres
• HOA & community: Pets allowed with no restrictions

Exterior

• Parking: On-site parking; Gravel parking; 1–4 parking spaces
• Utilities: Private well water; Private sewer (septic tank); Circuit breaker electrical
• Home design: Mobile home (double wide); Built in 2004; Pitched shingle roof; Slab foundation
• Construction: Steel frame construction; Vinyl siding
• Exterior features: Deck; Shed(s); Near golf course, public beach, shopping, turnpike/interstate, and town; Wooded lot; Paved road access; Water view of Penobscot River

Interior

• Kitchen: Eat-in kitchen with island; Dishwasher; Gas range; Refrigerator
• Bedrooms: Primary bedroom (first floor) with suite, full bath, soaking tub, separate shower, cathedral ceiling and walk-in closet; Bedroom 2 (first floor) with walk-in closet and cathedral ceiling; Bedroom 3 (first floor) with cathedral ceiling and walk-in closet
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; Primary bathroom includes soaking tub and separate shower
• Heating & cooling: Forced air heating; Electric water heater
• Interior features: One-floor living; First-floor bedroom; First-floor primary bedroom with bath; Bathtub and separate shower; Primary suite with soaking tub; Walk-in closets; Cathedral ceilings in several rooms; Internet access available; 1 fireplace; Total of 6 rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $248k.

Deal economics

• At list price, monthly cash flow is $-62 ($-744/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (22.4% below list).
• Recommended offer: $192k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.9% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Miles Lane School (math 82% / reading 82%, grade A+, #155 of 294 statewide, top 59%, 300 students, 50% FRL); Bucksport Middle School (math 80% / reading 83%, grade A+, #56 of 85 statewide, top 67%, 282 students, 45% FRL); Bucksport High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 356 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $208k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $192,119 (22.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,104
• Equity at exit: $36,903

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-43,695
• Equity at exit: $21,399

Cash invested: $69,300 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 79
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,921 medium
• Mortgage (P&I): −$1,298
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-62

Break-even live

Break-even rent $2,000

Max offer price $236,553

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $8	+0% $-62	+5% $-132	+10% $-202
Rent	-10% $-214	-5% $-138	+0% $-62	+5% $14	+10% $90
Rate	-1.0pp $63	-0.5pp $1	base $-62	+0.5pp $-126	+1.0pp $-191

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-22
   days on market $247,500 Active 24 DOM
2. 2026-06-21
   days on market $247,500 Active 23 DOM
3. 2026-06-21
   days on market $247,500 Active 22 DOM
4. 2026-06-18
   price $247,500 Active 20 DOM
5. 2026-06-18
   days on market $252,500 Active 20 DOM
6. 2026-06-17
   days on market $252,500 Active 19 DOM
7. 2026-06-16
   days on market $252,500 Active 18 DOM
8. 2026-06-15
   days on market $252,500 Active 17 DOM
9. 2026-06-13
   days on market $252,500 Active 15 DOM
10. 2026-06-12
    days on market $252,500 Active 14 DOM
11. 2026-06-09
    days on market $252,500 Active 11 DOM
12. 2026-06-08
    days on market $252,500 Active 10 DOM
13. 2026-06-07
    days on market $252,500 Active 9 DOM
14. 2026-06-07
    days on market $252,500 Active 8 DOM
15. 2026-06-04
    days on market $252,500 Active 5 DOM
16. 2026-06-02
    days on market $252,500 Active 4 DOM
17. 2026-06-01
    days on market $252,500 Active 3 DOM
18. 2026-05-31
    days on market $252,500 Active 2 DOM
19. 2026-05-29
    listed $252,500 Active
20. 2024-05-03
    status Pending 451-char remark

    Show marketing remark (451 chars)

    Beautiful 3 Bedroom, 2 Bath, 2004 Doublewide Ranch on . 92 acres. Many upgrades and features including new paint, new carpet in bedrooms, walk in closets in all bedrooms, new flooring in bathrooms, electric fireplace, clawfoot tub, new front porch decking, spacious rooms, lots of cupboard space, and much more! Enjoy lovely views of the Penobscot River, and the convenience of being 5 minutes from in-town Bucksport , and 20 minutes to Brewer/Bangor.

21. 2024-05-03
    soldstatus $208,000 Closed 451-char remark

    Show marketing remark (451 chars)

    Beautiful 3 Bedroom, 2 Bath, 2004 Doublewide Ranch on . 92 acres. Many upgrades and features including new paint, new carpet in bedrooms, walk in closets in all bedrooms, new flooring in bathrooms, electric fireplace, clawfoot tub, new front porch decking, spacious rooms, lots of cupboard space, and much more! Enjoy lovely views of the Penobscot River, and the convenience of being 5 minutes from in-town Bucksport , and 20 minutes to Brewer/Bangor.

22. 2024-02-25
    historical Active Under Contract 451-char remark

    Show marketing remark (451 chars)

    Beautiful 3 Bedroom, 2 Bath, 2004 Doublewide Ranch on . 92 acres. Many upgrades and features including new paint, new carpet in bedrooms, walk in closets in all bedrooms, new flooring in bathrooms, electric fireplace, clawfoot tub, new front porch decking, spacious rooms, lots of cupboard space, and much more! Enjoy lovely views of the Penobscot River, and the convenience of being 5 minutes from in-town Bucksport , and 20 minutes to Brewer/Bangor.

23. 2024-01-16
    listed $214,900 Active 451-char remark

    Show marketing remark (451 chars)

    Beautiful 3 Bedroom, 2 Bath, 2004 Doublewide Ranch on . 92 acres. Many upgrades and features including new paint, new carpet in bedrooms, walk in closets in all bedrooms, new flooring in bathrooms, electric fireplace, clawfoot tub, new front porch decking, spacious rooms, lots of cupboard space, and much more! Enjoy lovely views of the Penobscot River, and the convenience of being 5 minutes from in-town Bucksport , and 20 minutes to Brewer/Bangor.

24. 2015-12-11
    soldstatus $62,000 Sold 388-char remark

    Show marketing remark (388 chars)

    Open and sunny 2004 3 Bedroom, 3 bath, Oak Crest home with water views of Penobscot River and Marsh Bay. Home has been updated with new flooring, baths, freshly painted, new stainless steel appliances, stairs and railing. Spacious kitchen with island, cathedral ceilings, large family room with gas fireplace, master bedroom suite and plenty of closet space. Nothing left to do but enjoy.

25. 2015-11-13
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Open and sunny 2004 3 Bedroom, 3 bath, Oak Crest home with water views of Penobscot River and Marsh Bay. Home has been updated with new flooring, baths, freshly painted, new stainless steel appliances, stairs and railing. Spacious kitchen with island, cathedral ceilings, large family room with gas fireplace, master bedroom suite and plenty of closet space. Nothing left to do but enjoy.

26. 2015-10-12
    price $69,000 388-char remark

    Show marketing remark (388 chars)

    Open and sunny 2004 3 Bedroom, 3 bath, Oak Crest home with water views of Penobscot River and Marsh Bay. Home has been updated with new flooring, baths, freshly painted, new stainless steel appliances, stairs and railing. Spacious kitchen with island, cathedral ceilings, large family room with gas fireplace, master bedroom suite and plenty of closet space. Nothing left to do but enjoy.

27. 2015-09-03
    listed $72,900 Active 388-char remark

    Show marketing remark (388 chars)

    Open and sunny 2004 3 Bedroom, 3 bath, Oak Crest home with water views of Penobscot River and Marsh Bay. Home has been updated with new flooring, baths, freshly painted, new stainless steel appliances, stairs and railing. Spacious kitchen with island, cathedral ceilings, large family room with gas fireplace, master bedroom suite and plenty of closet space. Nothing left to do but enjoy.

28. 2015-06-18
    soldstatus $30,000 Sold
29. 2015-05-22
    historical
30. 2015-04-20
    listed $39,000 Active
31. 2006-04-02
    listed $111,000
32. 2005-12-05
    listed $112,000

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,755 · $230/mo
• Expected delta: +$611/yr (+$51/mo · 28.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°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: $23,054
• − Mortgage interest: −$13,864
• − Property taxes: −$2,144
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$7,200
• Taxable loss: −$5,080
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $476/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 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucksport, ME
• Population (ZIP): 5,503

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+125.4% since first listed

14 events — show timeline

• 2026-05-29 Listed $252,500 MREIS
• 2024-05-03 Pending — MREIS
• 2024-05-03 Sold (MLS) $208,000 MREIS
• 2024-02-25 Contingent — MREIS
• 2024-01-16 Listed $214,900 MREIS
• 2015-12-11 Sold (MLS) $62,000 MREIS
• 2015-11-13 Pending — MREIS
• 2015-10-12 Price Changed $69,000 MREIS
• 2015-09-03 Listed $72,900 MREIS
• 2015-06-18 Sold (MLS) $30,000 MREIS
• 2015-05-22 Delisted — MREIS
• 2015-04-20 Listed $39,000 MREIS
• 2006-04-02 Listed $111,000 MREIS
• 2005-12-05 Listed $112,000 MREIS

Property tax history

+3.6%/yr

Latest (2025): $2,144 · +40.5% YoY. Source: county tax records.