9 Hoffman's Way · Bath, ME 04548

$625,000

3 bd · 3.0 ba · 2,645 sqft · SingleFamily · 64 Days on market

Built 1998 5.00 ac lot $236/sqft · 57% below area ↓ 10% since listing

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Schools +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Perched on elevated ground, this quintessential coastal property offers easy single-level living in a thoughtfully designed, contemporary, quality-built 3BR/3BA home. Designed with ADA accessibility in mind, the layout balances everyday comfort with a natural connection to the surrounding landscape. Enjoy expansive views filled with both sunrise and sunset skies, along with direct access to the abutting Morse Pond Preserve, where connecting trails lead all the way to Reid State Park--right from your backyard! Bright natural light fills the sunroom and living spaces, to create inviting spaces to relax, gather with friends, or simply take in the peaceful setting. Spacious bedrooms with ample closets and storage. The newly surfaced, private driveway enhances the sense of retreat on this recently surveyed 5-acre lot, providing plenty of room for gardening, recreation, and future outdoor possibilities. Recent improvements include a new roof, driveway, flooring throughout, fresh interior paint, plumbing updates, and more--making the home truly move-in ready. The surrounding conserved land helps ensure lasting privacy while preserving the natural beauty of the setting. Nearby Todd's Landing offers convenient public boating access. Peaceful and tucked away, yet just 20 minutes from everyday shopping and amenities, this is a special opportunity to enjoy the quiet beauty, accessibility, and authentic coastal lifestyle that make Georgetown such a cherished place to call home.

Key facts

• Expansive views
• Private driveway
• 5 acre lot

Tags

• SINGLE LEVEL LIVING
• ADA ACCESSIBILITY
• EXPANSIVE VIEWS
• SUNROOM
• PRIVATE DRIVEWAY
• 5 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (71.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (74.8% below list).
• Recommended offer: $158k (74.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#70 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.
• Georgetown Public Schools (rural): math 95% / reading 95% proficiency, ranked #9 of 112 in ME (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Georgetown Central School (math 90% / reading 90%, grade A+, #42 of 294 statewide, top 17%, 51 students, 31% FRL).
• Market conditions: 16 active listings in the ZIP; 193 units permitted in Sagadahoc County in 2024 (56 in 5+ unit buildings).

Forward outlook

• In year one you build about $67k of equity ($4k loan paydown + $62k appreciation (10.0% local appreciation)).
• Sagadahoc County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($588k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,741 (74.8% 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. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 75% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.25% ✗
• Cap rate: 0.39%
• Cash-on-cash: -21.07%
• DSCR: 0.06
• GRM: 33.0

CMA / ARV

• ARV (median comp): $1,448,054
• List price: $625,000
• Delta: -56.84%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Spar Island Ln	0.42mi	3/3.0	2,500 (-6%)	4mo	$1,350,000	$540	68
44 Indian Point Rd	0.13mi	4/2.0 (+1)	2,900 (+10%)	18mo	$1,100,000	$379	54

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: 9.8%
• Equity multiple: 1.83×
• Total profit: $144,689
• Equity at exit: $563,050

10-year hold

• IRR: 11.2%
• Equity multiple: 4.31×
• Total profit: $580,051
• Equity at exit: $1,214,238

Cash invested: $175,000 (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 04548

• Home prices YoY: 27.1%
• Active inventory: 16
• Price-to-rent: 33.0×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$3,278
• Tax est. 1.5%: −$781 /mo · $9,375/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-3,073

Break-even live

Break-even rent $5,467

Max offer price $180,320

Occupancy floor —

Sensitivity live

Price	-10% $-2,641	-5% $-2,857	+0% $-3,073	+5% $-3,289	+10% $-3,505
Rent	-10% $-3,198	-5% $-3,135	+0% $-3,073	+5% $-3,011	+10% $-2,948
Rate	-1.0pp $-2,758	-0.5pp $-2,914	base $-3,073	+0.5pp $-3,235	+1.0pp $-3,400

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $625,000 Pending 64 DOM
2. 2026-06-09
   days on market $625,000 Active Under Contract 61 DOM
3. 2026-06-08
   days on market $625,000 Active Under Contract 60 DOM
4. 2026-06-07
   statusdays on market $625,000 Active Under Contract 59 DOM
5. 2026-06-05
   days on market $625,000 Active 57 DOM
6. 2026-06-04
   days on market $625,000 Active 55 DOM
7. 2026-06-02
   days on market $625,000 Active 54 DOM
8. 2026-06-01
   days on market $625,000 Active 53 DOM
9. 2026-05-31
   days on market $625,000 Active 52 DOM
10. 2026-05-31
    days on market $625,000 Active 51 DOM
11. 2026-05-19
    price $625,000 1492-char remark

    Show marketing remark (1492 chars)

    Perched on elevated ground, this quintessential coastal property offers easy single-level living in a thoughtfully designed, contemporary, quality-built 3BR/3BA home. Designed with ADA accessibility in mind, the layout balances everyday comfort with a natural connection to the surrounding landscape. Enjoy expansive views filled with both sunrise and sunset skies, along with direct access to the abutting Morse Pond Preserve, where connecting trails lead all the way to Reid State Park--right from your backyard! Bright natural light fills the sunroom and living spaces, to create inviting spaces to relax, gather with friends, or simply take in the peaceful setting. Spacious bedrooms with ample closets and storage. The newly surfaced, private driveway enhances the sense of retreat on this recently surveyed 5-acre lot, providing plenty of room for gardening, recreation, and future outdoor possibilities. Recent improvements include a new roof, driveway, flooring throughout, fresh interior paint, plumbing updates, and more--making the home truly move-in ready. The surrounding conserved land helps ensure lasting privacy while preserving the natural beauty of the setting. Nearby Todd's Landing offers convenient public boating access. Peaceful and tucked away, yet just 20 minutes from everyday shopping and amenities, this is a special opportunity to enjoy the quiet beauty, accessibility, and authentic coastal lifestyle that make Georgetown such a cherished place to call home.

12. 2026-04-09
    listed $695,000 Active 1492-char remark

    Show marketing remark (1492 chars)

    Perched on elevated ground, this quintessential coastal property offers easy single-level living in a thoughtfully designed, contemporary, quality-built 3BR/3BA home. Designed with ADA accessibility in mind, the layout balances everyday comfort with a natural connection to the surrounding landscape. Enjoy expansive views filled with both sunrise and sunset skies, along with direct access to the abutting Morse Pond Preserve, where connecting trails lead all the way to Reid State Park--right from your backyard! Bright natural light fills the sunroom and living spaces, to create inviting spaces to relax, gather with friends, or simply take in the peaceful setting. Spacious bedrooms with ample closets and storage. The newly surfaced, private driveway enhances the sense of retreat on this recently surveyed 5-acre lot, providing plenty of room for gardening, recreation, and future outdoor possibilities. Recent improvements include a new roof, driveway, flooring throughout, fresh interior paint, plumbing updates, and more--making the home truly move-in ready. The surrounding conserved land helps ensure lasting privacy while preserving the natural beauty of the setting. Nearby Todd's Landing offers convenient public boating access. Peaceful and tucked away, yet just 20 minutes from everyday shopping and amenities, this is a special opportunity to enjoy the quiet beauty, accessibility, and authentic coastal lifestyle that make Georgetown such a cherished place to call home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,929
• − Mortgage interest: −$35,010
• − Property taxes: −$9,375
• − Insurance: −$3,125
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$18,182
• Taxable loss: −$49,791
• Est. tax savings @ 24.0%: +$11,950
• After-tax cash flow: $-24,927/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: Georgetown Public Schools
• NCES district ID: 2305970
• Math proficiency: 95% ▲ 50.00%
• Reading proficiency: 95% ▲ 45.00%
• Median HH income: $53,433
• Composite: 80.43/100
• National rank: #48
• State rank: #9 of 112 in ME

Livability — Bath

• Score: 70/100
• State rank: #70
• US rank: #7501

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,275
• Population (ZIP): 913

Population outlook (Sagadahoc County) Hauer SSP2

• Today (2025): 34,670 people
• By 2030: 34,001 · -1.9%
• By 2040: 31,757 · -8.4%
• By 2050: 28,504 · -17.8%
• By 2075: 21,252 · -38.7%
• By 2100: 12,895 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Lithuanian 8% Slovak 4% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Sagadahoc

• 2024 margin: D (+16.6) · D 57.2% · R 40.5% · Other 2.3%
• 2008→2024 swing: +0.5pp no change · 2008: 16.1pp · 2024: 16.6pp
• All cycles: 2024: D+16.6 2020: D+15.7 2016: D+6.4 2012: D+16.4 2008: D+16.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.04%
• Current HPI: 234.69
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-10.1% since first listed

2 events — show timeline

• 2026-05-19 Price Changed $625,000 MREIS
• 2026-04-09 Listed $695,000 MREIS