629 Carson Rd · Washburn, ME 04736

$64,000

2 bd · 1.0 ba · 1,754 sqft · MultiFamily · 31 Days on market

Built 1940 0.25 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 0.25 acre lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Gravel parking with room for 1–4 vehicles
• Utilities: Circuit breaker electric; Private water; Private sewer; Water heater tied to heating system; Sump pump in basement
• Home design: Single family residence; Post & Beam structure; Entry level: First floor; Built in 1940
• Construction: Wood frame with vinyl siding; Block foundation; Metal roof
• Exterior features: Paved road access; Agricultural zoning/lot features; 0.25 acre lot

Interior

• Bedrooms: Bedroom 1 on the first level (approx. 9 x 8 ft); Bedroom 2 on the first level (approx. 7 x 7 ft)
• Flooring: Vinyl flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Heat pump for heating and cooling
• Interior features: Four total rooms; Unfurnished; Double-pane windows

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $64k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#98 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: health & safety C-, schools D-, amenities F.
• Woodland Public Schools (rural): math 25% / reading 55% proficiency, ranked #118 of 185 in ME (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 83 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.58% ✓
• Cap rate: 12.84%
• Cash-on-cash: 23.39%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.5%
• Equity multiple: 1.66×
• Total profit: $11,901
• Equity at exit: $9,543

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $39,099
• Equity at exit: $5,534

Cash invested: $17,920 (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 04736

• Home prices YoY: -18.6%
• Active inventory: 83
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $349

Break-even live

Break-even rent $571

Max offer price $64,000

Occupancy floor 61%

Sensitivity live

Price	-10% $386	-5% $367	+0% $349	+5% $331	+10% $313
Rent	-10% $269	-5% $309	+0% $349	+5% $389	+10% $429
Rate	-1.0pp $382	-0.5pp $366	base $349	+0.5pp $333	+1.0pp $316

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $64,000 Active 31 DOM
2. 2026-06-18
   days on market $64,000 Active 29 DOM
3. 2026-06-17
   days on market $64,000 Active 28 DOM
4. 2026-06-16
   days on market $64,000 Active 27 DOM
5. 2026-06-15
   days on market $64,000 Active 26 DOM
6. 2026-06-13
   days on market $64,000 Active 24 DOM
7. 2026-06-12
   days on market $64,000 Active 23 DOM
8. 2026-06-09
   days on market $64,000 Active 20 DOM
9. 2026-06-08
   days on market $64,000 Active 19 DOM
10. 2026-06-07
    days on market $64,000 Active 18 DOM
11. 2026-06-05
    days on market $64,000 Active 16 DOM
12. 2026-06-04
    days on market $64,000 Active 14 DOM
13. 2026-06-02
    days on market $64,000 Active 13 DOM
14. 2026-06-01
    days on market $64,000 Active 12 DOM
15. 2026-05-31
    days on market $64,000 Active 11 DOM
16. 2026-05-31
    days on market $64,000 Active 10 DOM
17. 2026-05-20
    listed $64,000 Active

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,164
• − Mortgage interest: −$3,585
• − Property taxes: −$1,070
• − Insurance: −$320
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$1,862
• Taxable income: $3,381
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $3,381/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: Woodland Public Schools
• NCES district ID: 2314010
• Math proficiency: 25% ▼ -5.00%
• Reading proficiency: 55% ▲ 20.00%
• Median HH income: $41,369
• Composite: 36.04/100
• National rank: #9517
• State rank: #118 of 185 in ME

Livability — Washburn

• Score: 66/100
• State rank: #98
• US rank: #11355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,107

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 (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-20 Listed $64,000 MREIS

Property tax history

+17.2%/yr

Latest (2022): $1,070 · +1158.8% YoY. Source: county tax records.