90 Pondview St · Limestone, ME 04750

$140,000

8 bd · 4.0 ba · 0 sqft · MultiFamily public records · 142 Days on market

0.80 ac lot

---

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 +17.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• 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: 4 units. confirmed

Listing remarks

Investment opportunity with this four unit multi-family. Great rental history and close to Loring Commerce Centre.

Key facts

• Rental history
• 0.8 acre lot
• Garage

Tags

• FOUR UNIT MULTI-FAMILY
• RENTAL HISTORY

Property features AI

Finance

• Other: Annual tax information available (not included per instructions)
• Financial info: Property configured as a 4-unit building; Gross income reported at $41,880; Operating expenses reported at $32,000; Unit rents shown: $1,000, $1,000, $640, $850

Exterior

• Parking: Detached 1-car garage; Additional detached vehicle storage; On-site gravel parking for 5–10 vehicles; Off-street parking available
• Utilities: Public water; Public sewer; Utilities currently on
• Home design: Multi-level building; Residential zoning
• Construction: Vinyl siding and wood frame construction; Stone and concrete perimeter foundation; Pitched metal roof; Building area approximately 2,700 sq. ft.; Year built not specified
• Exterior features: Paved road access; Detached garage and vehicle storage; Gravel on-site parking and off-street parking; 5–10 parking spaces on site; Interior lot

Interior

• Kitchen: Refrigerators included in each unit
• Bedrooms: Unit A: 2 bedrooms (first level); Unit B: 3 bedrooms (first level); Unit C: 1 bedroom (first level); Unit D: 2 bedrooms (first level)
• Flooring: Wood flooring; Vinyl flooring; Laminate flooring; Carpet
• Bathrooms: Four full bathrooms (total for the building)
• Heating & cooling: Forced air heating; Circuit breaker electrical system
• Interior features: Open, level lot setting near town in a neighborhood; Unfinished basement with exterior-only entry
• Laundry & utility: On-demand water heater; Dedicated electric meters for each unit

What this means for you Summary

Snapshot

• This is a 8-bed/4.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive. Per door: $28/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (9.6% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Market conditions: 27 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($968 loan paydown + $2k appreciation (1.7% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 9.2

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Burleigh Ave	0.61mi	8/4.0	3,100	16mo	$127,500	$41	46
47 Main St	0.56mi	8/5.0	3,760	21mo	$170,000	$45	40

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

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.38×
• Total profit: $14,743
• Equity at exit: $53,196

10-year hold

• IRR: 10.6%
• Equity multiple: 2.39×
• Total profit: $54,569
• Equity at exit: $75,078

Cash invested: $39,200 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $111

Break-even live

Break-even rent $1,125

Max offer price $140,000

Occupancy floor 86%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $140,000 Active 142 DOM
2. 2026-06-17
   days on market $140,000 Active 141 DOM
3. 2026-06-16
   days on market $140,000 Active 140 DOM
4. 2026-06-15
   days on market $140,000 Active 139 DOM
5. 2026-06-13
   days on market $140,000 Active 137 DOM
6. 2026-06-12
   days on market $140,000 Active 136 DOM
7. 2026-06-09
   days on market $140,000 Active 133 DOM
8. 2026-06-08
   days on market $140,000 Active 132 DOM
9. 2026-06-07
   days on market $140,000 Active 131 DOM
10. 2026-06-07
    days on market $140,000 Active 130 DOM
11. 2026-06-04
    days on market $140,000 Active 127 DOM
12. 2026-06-02
    days on market $140,000 Active 126 DOM
13. 2026-06-01
    days on market $140,000 Active 125 DOM
14. 2026-05-31
    days on market $140,000 Active 124 DOM
15. 2026-05-31
    days on market $140,000 Active 123 DOM
16. 2026-01-27
    listed $140,000 Active
17. 2025-02-26
    historical $850
18. 2025-02-20
    listed $850
19. 2025-02-04
    historical $850
20. 2025-02-03
    listed $850
21. 2025-01-25
    historical $850
22. 2025-01-25
    historical $850
23. 2025-01-25
    listed $850
24. 2025-01-25
    listed $1,000
25. 2024-03-14
    price $3,650,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,528 · $127/mo
• Expected delta: +$376/yr (+$31/mo · 32.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $15,185
• − Mortgage interest: −$7,842
• − Property taxes: −$1,153
• − Insurance: −$700
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$4,073
• Taxable loss: −$1,012
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,576/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-96.2% since first listed

10 events — show timeline

• 2026-01-27 Listed $140,000 MREIS
• 2025-02-26 Rental Removed $850 RENTALBEAST
• 2025-02-20 Listed for Rent $850 RENTALBEAST
• 2025-02-04 Rental Removed $850 RENTALBEAST
• 2025-02-03 Listed for Rent $850 RENTALBEAST
• 2025-01-25 Rental Removed $850 RENTALBEAST
• 2025-01-25 Rental Removed $850 RENTALBEAST
• 2025-01-25 Listed for Rent $850 RENTALBEAST
• 2025-01-25 Listed for Rent $1,000 RENTALBEAST
• 2024-03-14 Price Changed $3,650,000 MREIS