65 High St · Newport, ME 04953

$165,000

4 bd · 3.0 ba · 2,000 sqft · MultiFamily · 18 Days on market

Built 1900 0.31 ac lot $82/sqft · at area comps Est $159k · at est.

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.4/10.0
• ARV discount +5.7/15.0
• 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: 2 units. confirmed

Listing remarks

2-unit property in a convenient Newport location, just a short walk to Sebasticook Lake. This versatile property offers a great opportunity for owner-occupants or investors alike. One unit features 2 bedrooms and 1.5 baths, while the second unit offers 1 bedroom and 1 full bath--ideal for generating rental income or owner occupancy. The home is vinyl-sided for low-maintenance living and includes a 2-car garage for added convenience. Seller is currently updating trim with fresh paint. Located close to shopping, with easy access to Moosehead Trail (Route 7) and Interstate 95, this property combines comfort, location, and investment potential. Live in one unit while renting the other to help o

Key facts

• Vinyl-sided
• Newport location
• 2-car garage

Tags

• NEWPORT LOCATION
• SHORT WALK TO SEBASTICOOK LAKE
• VINYL-SIDED
• 2-CAR GARAGE
• EASY ACCESS TO MOOSEHEAD TRAIL
• EASY ACCESS TO INTERSTATE 95

Property features AI

Finance

• Financial info: Property configured as a 2-unit building; Gross income: $25,200; Operating expenses: $18,895; Unit 1 actual rent: $900; Unit 2 actual rent: $1,200

Exterior

• Parking: Detached on-site parking with paved areas; 2-car garage
• Utilities: Public water; Public sewer; Electric circuit breakers
• Home design: Two-unit property; Built in 1900; Wood frame with vinyl siding; Stone foundation; Metal roof
• Construction: Wood frame construction; Vinyl siding; Stone foundation; Metal roof; Year built: 1900
• Exterior features: Porch; Open lot; Intown location; Near public beach; Near shopping; Neighborhood setting; Paved road access

Interior

• Kitchen: Unit 1: Refrigerator included; Unit 2: Refrigerator included
• Bedrooms: Unit 1: 1 bedroom (first level); Unit 2: 2 bedrooms (first level)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Has heating; Baseboard heating; Hot water heating; Electric service with circuit breakers
• Interior features: First-floor bedroom; Bathtub; Shower; Pantry; Unfurnished; Full walk-out basement with exterior entry
• Laundry & utility: Washer hookup; Water heater tied into heating system (off heating system)

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.5ba + 1×1.0bd/1.0ba units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive. Per door: $483/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#118 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; 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: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Penobscot 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 $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k 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 ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.72% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 4.8

CMA / ARV

• ARV (median comp): $158,588
• List price: $165,000
• Delta: 4.04%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Spring St	0.37mi	3/2.0 (-1)	1,920 (-4%)	10mo	$135,000	$70	59
5 Park Ave	0.48mi	5/2.0 (+1)	1,840 (-8%)	9mo	$243,000	$132	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.2%
• Equity multiple: 4.28×
• Total profit: $151,504
• Equity at exit: $148,645

10-year hold

• IRR: 37.4%
• Equity multiple: 9.62×
• Total profit: $398,030
• Equity at exit: $320,559

Cash invested: $46,200 (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 04953

• Home prices YoY: 13.2%
• Active inventory: 26
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,838 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $966

Break-even live

Break-even rent $1,615

Max offer price $165,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,059	-5% $1,013	+0% $966	+5% $919	+10% $872
Rent	-10% $742	-5% $854	+0% $966	+5% $1,078	+10% $1,190
Rate	-1.0pp $1,049	-0.5pp $1,008	base $966	+0.5pp $923	+1.0pp $880

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1.5	$1,466
1× unit	1.0	1	$1,373
Total (2 units)			$2,838

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Elm St Newport, ME	3.0	1.5	1958	$2,200	$1.12	45d	1	0.24mi

Listing history 1 events

1. 2026-05-08
   listed $165,000 Active 765-char remark

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,106 · $342/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $34,056
• − Mortgage interest: −$9,243
• − Property taxes: −$4,106
• − Insurance: −$825
• − Repairs & maintenance: −$2,724
• − Management: −$2,724
• − Depreciation: −$4,800
• Taxable income: $9,633
• Est. tax owed @ 24.0%: −$2,312
• After-tax cash flow: $9,278/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 — Newport

• Score: 61/100
• State rank: #118
• US rank: #17837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, ME
• Population (ZIP): 3,145

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Serbian 6% Lithuanian 5% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

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: ▲ 37.37%
• Current HPI: 320.8626
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+50.0% since first listed

4 events — show timeline

• 2026-05-26 Pending — MREIS
• 2026-05-08 Listed $165,000 MREIS
• 2010-08-26 Listed $64,400 MREIS
• 2009-11-20 Listed $110,000 MREIS

Property tax history

+4.5%/yr

Latest (2024): $4,106 · +14.9% YoY. Source: county tax records.