72 North St · Hartland, ME 04943

$159,000

3 bd · 2.0 ba · 1,260 sqft · MultiFamily · 19 Days on market

Built 1900 0.83 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 +21.2/30.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +6.4/10.0
• 1% rule +5.1/10.0
• 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 MLS

Nice older home with attached barn on a large intown lot, offers 3 bedrooms, 2 baths, new furnace and ready to move in. Great place to call home and priced to sell!

Key facts

• Big yard
• Lots of storage
• Enclosed porch

Tags

• BIG YARD
• ENCLOSED PORCH
• BARN STYLE GARAGE
• LOTS OF STORAGE

Property features AI

Finance

• Other: Lot size approximately 0.83 acre; Zoned residential

Exterior

• Parking: Attached 1-car garage; Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Water heater tied to an off-heating system; Utilities currently listed as off
• Home design: Single family residence; Facing direction not specified; Built in 1900
• Construction: Wood frame construction with aluminum siding; Stone and granite foundation; Metal and shingle roof
• Exterior features: Porch; Shed(s); Barn(s); Intown, neighborhood setting; Level lot; Paved road access; Waterfront on a brook

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the second floor; Additional bedroom on the second floor
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Pellet stove
• Interior features: Six total rooms; First-floor bedroom; Bathtub; Storage space; Interior entry to basement; Full, unfinished basement
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $159k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 27 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 $12k of equity ($1k loan paydown + $11k appreciation (6.7% 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 (6.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $61k; list at $159k implies a 161% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.01% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.51×
• Total profit: $67,284
• Equity at exit: $107,205

10-year hold

• IRR: 20.6%
• Equity multiple: 5.15×
• Total profit: $184,968
• Equity at exit: $200,999

Cash invested: $44,520 (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 04943

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$135 /mo · $1,621/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $229

Break-even live

Break-even rent $1,310

Max offer price $159,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,600
Total (2 units)			$1,600

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $159,000 Active 19 DOM
2. 2026-06-17
   days on market $159,000 Active 18 DOM
3. 2026-06-16
   days on market $159,000 Active 17 DOM
4. 2026-06-15
   days on market $159,000 Active 16 DOM
5. 2026-06-14
   days on market $159,000 Active 14 DOM
6. 2026-06-13
   days on market $159,000 Active 13 DOM
7. 2026-06-10
   days on market $159,000 Active 11 DOM
8. 2026-06-09
   days on market $159,000 Active 10 DOM
9. 2026-06-08
   days on market $159,000 Active 9 DOM
10. 2026-06-07
    days on market $159,000 Active 8 DOM
11. 2026-06-05
    days on market $159,000 Active 5 DOM
12. 2026-06-03
    days on market $159,000 Active 4 DOM
13. 2026-06-02
    days on market $159,000 Active 3 DOM
14. 2026-06-01
    days on market $159,000 Active 2 DOM
15. 2026-05-30
    remarks 208-char remark
16. 2026-05-30
    listed $159,000 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: $1,621 · $135/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$271/yr (+$23/mo · 16.7%)

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

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$8,906
• − Property taxes: −$1,621
• − Insurance: −$795
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,625
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $2,703/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

• Census place: Hartland, ME
• Population (ZIP): 1,681

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 8% Portuguese 7% Slovak 2%
• Foreign-born: 1% · Canada

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: ▲ 6.71%
• Current HPI: 230.2114
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+115.4% since first listed

7 events — show timeline

• 2026-05-30 Listed $159,000 MREIS
• 2016-06-17 Sold (MLS) $61,000 MREIS
• 2016-05-04 Pending — MREIS
• 2015-11-16 Listed $68,800 MREIS
• 2015-08-26 Delisted — MREIS
• 2015-03-05 Listed $68,800 MREIS
• 2013-05-08 Listed $73,800 MREIS

Property tax history

+1.5%/yr

Latest (2025): $1,621 · +7.2% YoY. Source: county tax records.