7 Whitetail Rdg · Bucksport, ME 04416

$175,000

4 bd · 2.0 ba · 2,139 sqft · SingleFamily public records · 12 Days on market

Built 1999 8.90 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 +18.8/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +6.5/10.0
• DSCR +5.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Set on 8.9 private acres, this 4-bedroom, 2-bath home offers over 2,100 square feet of living space in a peaceful rural setting. The spacious layout provides flexibility for family living, guests, hobbies, or a home office, while the large yard offers endless opportunities for recreation, gardening, and enjoying the outdoors. Surrounded by nature and set back from the road, the property provides privacy to be desired! While the home would benefit from updates and improvements, it presents a rewarding opportunity to build equity and restore this home to its full potential. Whether you're looking for a primary residence, investment property, or country retreat, this property offers acreage

Key facts

• Private acres
• Surrounded by nature
• Desirable location

Tags

• PRIVATE ACRES
• LARGE YARD
• PEACEFUL RURAL SETTING
• SURROUNDED BY NATURE
• DESIRABLE LOCATION

Property features AI

Finance

• Other: Zoned Rural/Development Corridor

Exterior

• Parking: Paved off-street parking with 1–4 spaces
• Utilities: Private well water; Private sewer system (septic tank; septic design available); Electric service (circuit breakers)
• Home design: Single family residence; Entry and main living on first level with primary and other bedrooms on second level
• Construction: Built in 1999; Wood frame with vinyl siding; Shingle roof
• Exterior features: Shed(s); Near golf course; Near town; Rural setting; Level and wooded lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom (Second level); Bedroom 2 (Second level); Bedroom 3 (Second level); Bedroom 4 (Second level)
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Electric service with circuit breakers
• Interior features: Nine total rooms; Mud room; Bonus room
• Laundry & utility: Water heater tied to off-heating system

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.5% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $115k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.
• 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 $175,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $359,352
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 Bluff Rd	0.66mi	4/1.0	1,872 (-12%)	7mo	$175,000	$93	39
51 Brookview Dr	0.66mi	3/3.0 (-1)	2,406 (+12%)	3mo	$405,000	$168	37

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-17,034
• Equity at exit: $26,093

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $176
• Equity at exit: $15,131

Cash invested: $49,000 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 79
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$421 /mo · $5,047/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $175

Break-even live

Break-even rent $1,786

Max offer price $175,000

Occupancy floor 86%

Sensitivity live

Price	-10% $274	-5% $225	+0% $175	+5% $126	+10% $76
Rent	-10% $17	-5% $96	+0% $175	+5% $255	+10% $334
Rate	-1.0pp $263	-0.5pp $220	base $175	+0.5pp $130	+1.0pp $84

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $175,000 Active 12 DOM
2. 2026-06-21
   days on market $175,000 Active 11 DOM
3. 2026-06-18
   days on market $175,000 Active 9 DOM
4. 2026-06-17
   days on market $175,000 Active 8 DOM
5. 2026-06-17
   price $175,000 Active 7 DOM
6. 2026-06-16
   days on market $225,000 Active 7 DOM
7. 2026-06-15
   days on market $225,000 Active 6 DOM
8. 2026-06-13
   days on market $225,000 Active 4 DOM
9. 2026-06-12
   pricedays on market $225,000 Active 3 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $290,000 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: $5,047 · $421/mo
• Projected year-2 tax: $5,047 · $421/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 3/10 Moderate
• 🌡 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: $24,100
• − Mortgage interest: −$9,803
• − Property taxes: −$5,047
• − Insurance: −$875
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − Depreciation: −$5,091
• Taxable loss: −$572
• Est. tax savings @ 24.0%: +$137
• After-tax cash flow: $2,242/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

• 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

+83.5% since first listed

2 events — show timeline

• 2026-06-09 Listed $290,000 MREIS
• 2008-04-28 Listed $158,000 MREIS

Property tax history

+6.5%/yr

Latest (2025): $5,047 · +38.3% YoY. Source: county tax records.