58 Jenkins Rd · Temple, ME 04984

$158,000

1 bd · 1.0 ba · 640 sqft · SingleFamily · 77 Days on market

Built 2012 5.00 ac lot $247/sqft · 17% below area Est $191k · 17% under ↓ 10% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Schools +6.7/10.0
• Appreciation +5.6/10.0
• Cash flow +4.3/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

It's camping season! Tucked away in the quiet town of Temple Maine is this off grid camp but with all your comfort needs is your perfect get away set on 5 acres that any outdoor enthusiast would love! Come explore nature, hunting, fishing. There is access to the many ATV trails, snowmobile trails & fishing right at your doorstep. Imagine drinking your morning coffee watching deer passing by while listening to the water flow from the stream right from your deck. Temple stream is right off the driveways edge to cool off or go fishing for brook trout on those hot summer days. The stream provides as a critical habitat for native eastern brook trout and spawning Atlantic salmon. The open concept design means you can expand to create your own paradise, this location is perfect! There is a woodstove it cozy up to on chilly nights that gives this gem that extra touch. This camp is insulated and wired with circuit breakers hooked up to an automatic generator that is located in a shed outdoors. Solar panels are installed but never used by current owners. Refrigerator can be switched on by gas or electric. on demand water heater for hot showers too. Painting and flooring have been upgraded since ownership. Low cost and easy maintenance will bring many years of enjoyment. This property offers excellent income potential as an AirBnb is being sold with its own furnishings for a seamless transition. A new modern Laveo dry flush orderless toilet has been installed recently inside the camp for convenience with a fully functioning bathhouse outside. Dont miss out on this income potential property located just 15 minutes from Walmart and local diners, entertainment.

Key facts

• 5 acre lot
• 5 parking spots
• Built 2012

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $-424 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (38.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (46.5% below list).
• Recommended offer: $85k (46.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mt Blue Middle School (math 78% / reading 79%, grade A+, #69 of 85 statewide, top 82%, 488 students, 50% FRL); Mt Blue High School (math 87% / reading 95%, grade A+, #42 of 108 statewide, top 38%, 733 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 15 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.

Recommended offer $84,555 (46.5% 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 77 days. Have you received any prior offers? Is the seller open to a 46% 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. 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 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: 0.54% ✗
• Cap rate: 3.07%
• Cash-on-cash: -11.50%
• DSCR: 0.49
• GRM: 15.6

CMA / ARV

• ARV (median comp): $191,427
• List price: $158,000
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.49×
• Total profit: $-22,775
• Equity at exit: $55,276

10-year hold

• IRR: -4.2%
• Equity multiple: 0.47×
• Total profit: $-23,317
• Equity at exit: $74,503

Cash invested: $44,240 (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 04984

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $846 medium
• Mortgage (P&I): −$829
• Tax est. 1.5%: −$198 /mo · $2,370/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-424

Break-even live

Break-even rent $1,382

Max offer price $96,658

Occupancy floor —

Sensitivity live

Price	-10% $-315	-5% $-369	+0% $-424	+5% $-479	+10% $-533
Rent	-10% $-491	-5% $-457	+0% $-424	+5% $-391	+10% $-357
Rate	-1.0pp $-344	-0.5pp $-384	base $-424	+0.5pp $-465	+1.0pp $-507

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $158,000 Active 77 DOM
2. 2026-06-21
   days on market $158,000 Active 76 DOM
3. 2026-06-18
   days on market $158,000 Active 74 DOM
4. 2026-06-17
   days on market $158,000 Active 73 DOM
5. 2026-06-16
   days on market $158,000 Active 72 DOM
6. 2026-06-15
   days on market $158,000 Active 71 DOM
7. 2026-06-13
   days on market $158,000 Active 69 DOM
8. 2026-06-12
   days on market $158,000 Active 68 DOM
9. 2026-06-09
   days on market $158,000 Active 65 DOM
10. 2026-06-08
    days on market $158,000 Active 64 DOM
11. 2026-06-07
    days on market $158,000 Active 63 DOM
12. 2026-06-07
    days on market $158,000 Active 62 DOM
13. 2026-06-04
    days on market $158,000 Active 59 DOM
14. 2026-06-02
    days on market $158,000 Active 58 DOM
15. 2026-06-01
    days on market $158,000 Active 57 DOM
16. 2026-05-31
    days on market $158,000 Active 56 DOM
17. 2026-05-31
    days on market $158,000 Active 55 DOM
18. 2026-05-04
    price $158,000 1681-char remark

    Show marketing remark (1681 chars)

    It's camping season! Tucked away in the quiet town of Temple Maine is this off grid camp but with all your comfort needs is your perfect get away set on 5 acres that any outdoor enthusiast would love! Come explore nature, hunting, fishing. There is access to the many ATV trails, snowmobile trails & fishing right at your doorstep. Imagine drinking your morning coffee watching deer passing by while listening to the water flow from the stream right from your deck. Temple stream is right off the driveways edge to cool off or go fishing for brook trout on those hot summer days. The stream provides as a critical habitat for native eastern brook trout and spawning Atlantic salmon. The open concept design means you can expand to create your own paradise, this location is perfect! There is a woodstove it cozy up to on chilly nights that gives this gem that extra touch. This camp is insulated and wired with circuit breakers hooked up to an automatic generator that is located in a shed outdoors. Solar panels are installed but never used by current owners. Refrigerator can be switched on by gas or electric. on demand water heater for hot showers too. Painting and flooring have been upgraded since ownership. Low cost and easy maintenance will bring many years of enjoyment. This property offers excellent income potential as an AirBnb is being sold with its own furnishings for a seamless transition. A new modern Laveo dry flush orderless toilet has been installed recently inside the camp for convenience with a fully functioning bathhouse outside. Dont miss out on this income potential property located just 15 minutes from Walmart and local diners, entertainment.

19. 2026-04-05
    listed $162,000 Active 1681-char remark

    Show marketing remark (1681 chars)

    It's camping season! Tucked away in the quiet town of Temple Maine is this off grid camp but with all your comfort needs is your perfect get away set on 5 acres that any outdoor enthusiast would love! Come explore nature, hunting, fishing. There is access to the many ATV trails, snowmobile trails & fishing right at your doorstep. Imagine drinking your morning coffee watching deer passing by while listening to the water flow from the stream right from your deck. Temple stream is right off the driveways edge to cool off or go fishing for brook trout on those hot summer days. The stream provides as a critical habitat for native eastern brook trout and spawning Atlantic salmon. The open concept design means you can expand to create your own paradise, this location is perfect! There is a woodstove it cozy up to on chilly nights that gives this gem that extra touch. This camp is insulated and wired with circuit breakers hooked up to an automatic generator that is located in a shed outdoors. Solar panels are installed but never used by current owners. Refrigerator can be switched on by gas or electric. on demand water heater for hot showers too. Painting and flooring have been upgraded since ownership. Low cost and easy maintenance will bring many years of enjoyment. This property offers excellent income potential as an AirBnb is being sold with its own furnishings for a seamless transition. A new modern Laveo dry flush orderless toilet has been installed recently inside the camp for convenience with a fully functioning bathhouse outside. Dont miss out on this income potential property located just 15 minutes from Walmart and local diners, entertainment.

20. 2025-11-16
    price $162,000
21. 2025-11-04
    price $168,000
22. 2025-10-18
    price $175,000

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

Taxation est. · year 1

• Rental income: $10,147
• − Mortgage interest: −$8,850
• − Property taxes: −$2,370
• − Insurance: −$790
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$4,596
• Taxable loss: −$8,084
• Est. tax savings @ 24.0%: +$1,940
• After-tax cash flow: $-3,147/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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — Temple

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 679

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 10%
• Common ancestry: Lithuanian 24% Subsaharan African 18% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.16%
• Current HPI: 106.0439
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.7% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $158,000 MREIS
• 2026-04-05 Listed $162,000 MREIS
• 2025-11-16 Price Changed $162,000 MREIS
• 2025-11-04 Price Changed $168,000 MREIS
• 2025-10-18 Price Changed $175,000 MREIS