927 Ridge Rd · Augusta, ME 04363

$525,000

4 bd · 3.0 ba · 3,634 sqft · MultiFamily · 18 Days on market

Built 1990 3.51 ac lot

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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 +13.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• 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

Nestled on a spacious lot surrounded by mature trees, this beautifully maintained 4 bedroom, 3 bathroom property blends comfort, functionality, and privacy. A sweeping driveway provides ample parking for guests, vehicles, and recreational equipment, along with covered under deck storage ideal for outdoor gear and tools. Inside, the expansive main living area features vaulted ceilings, durable wood look laminate flooring, and abundant natural light from a stunning arched feature window. A striking floor to ceiling accent pillar with exposed brick and modern industrial tones creates a unique focal point between the living and kitchen spaces. The recently updated kitchen and renovated primary

Key facts

• Sweeping driveway
• Spacious lot
• Vaulted ceilings

Tags

• SPACIOUS LOT
• MATURE TREES
• SWEEPING DRIVEWAY
• COVERED UNDER DECK STORAGE
• EXPANSIVE MAIN LIVING AREA
• VAULTED CEILINGS

Property features AI

Exterior

• Parking: Gravel parking; Space for 5 to 10 vehicles
• Utilities: Private water; Private sewer; Electric service with circuit breakers; Water heater tied to off-heating system
• Home design: Single family residence; Built in 1990
• Construction: Wood frame construction; Vinyl siding; Shingle roof
• Exterior features: Deck; Outbuilding; Above-ground pool; Rural, corner lot; level and wooded; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom (Second level); Bedroom 1 (First level); Bedroom 2 (Second level); Bedroom 3 (Second level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating
• Interior features: First-floor bedroom; Primary bedroom with bath; 8 total rooms
• Laundry & utility: Laundry on upper level; Basement has interior entry, full and unfinished

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $23 ($272/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 $418k (20.3% below list).
• Recommended offer: $418k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.6% in Augusta — 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 81/100 on livability (#15 in ME, #1,476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D-, employment F.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 28 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $418,300 (20.3% below list)

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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.5

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: 24.4%
• Equity multiple: 2.95×
• Total profit: $287,223
• Equity at exit: $472,962

10-year hold

• IRR: 21.6%
• Equity multiple: 6.74×
• Total profit: $844,391
• Equity at exit: $1,019,960

Cash invested: $147,000 (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 04363

• Home prices YoY: 4.3%
• Active inventory: 28
• Price-to-rent: 31.4×

Monthly cashflow live

• Estimated rent: $4,183 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$310 /mo · $3,720/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$878
• Net cashflow: $23

Break-even live

Break-even rent $4,154

Max offer price $525,000

Occupancy floor 94%

Sensitivity live

Price	-10% $320	-5% $171	+0% $23	+5% $-126	+10% $-275
Rent	-10% $-308	-5% $-143	+0% $23	+5% $188	+10% $353
Rate	-1.0pp $287	-0.5pp $156	base $23	+0.5pp $-113	+1.0pp $-252

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$4,182
Total (3 units)			$4,183

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $525,000 Active 18 DOM
2. 2026-06-18
   days on market $525,000 Active 17 DOM
3. 2026-06-17
   days on market $525,000 Active 16 DOM
4. 2026-06-16
   days on market $525,000 Active 15 DOM
5. 2026-06-15
   days on market $525,000 Active 14 DOM
6. 2026-06-14
   days on market $525,000 Active 12 DOM
7. 2026-06-12
   days on market $525,000 Active 11 DOM
8. 2026-06-09
   days on market $525,000 Active 8 DOM
9. 2026-06-08
   days on market $525,000 Active 7 DOM
10. 2026-06-07
    days on market $525,000 Active 6 DOM
11. 2026-06-05
    days on market $525,000 Active 3 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $525,000 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: $3,720 · $310/mo
• Projected year-2 tax: $5,430 · $452/mo
• Expected delta: +$1,710/yr (+$142/mo · 46.0%)

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

Taxation est. · year 1

• Rental income: $50,196
• − Mortgage interest: −$29,408
• − Property taxes: −$3,720
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,016
• − Management: −$4,016
• − Depreciation: −$15,273
• Taxable loss: −$8,861
• Est. tax savings @ 24.0%: +$2,127
• After-tax cash flow: $2,399/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Augusta

• Score: 81/100
• State rank: #15
• US rank: #1476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 26,690
• Population (ZIP): 2,666

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.50%
• Current HPI: 254.0093
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+144.3% since first listed

3 events — show timeline

• 2026-06-01 Listed $525,000 MREIS
• 2013-09-14 Listed $169,900 MREIS
• 2013-03-10 Listed $214,900 MREIS

Property tax history

+2.8%/yr

Latest (2025): $3,720 · +2.2% YoY. Source: county tax records.