37 Coldbrook Rd · Sherman, ME 04730

$174,900

7 bd · 2.0 ba · 3,259 sqft · SingleFamily · 122 Days on market

Built 2008 42 ac lot ↓ 24% since listing

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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 +15.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious, 3 story home tucked away on 42 surveyed, woodsy acres. Chip in with your neighbors and plow this low traffic, private road. The home has a project list and will need to be cleaned out but. .. it has a lot of potential with vision. Do you have a large family? Or maybe you just need space for hobbies or crafts? The home has 3,259 sqft with 7 bedrooms and 2 baths. This is a great spot for homesteading, plenty of room to build a shop or garage. There is already a cleared area for gardening. Or it could be your seasonal retreat. Call soon before this one gets away!

Key facts

• Private road
• Space for hobbies
• 42 acre lot

Tags

• PRIVATE ROAD
• CLEARED AREA FOR GARDENING
• SPOT FOR HOMESTEADING
• SPACE FOR HOBBIES

Property features AI

Finance

• Other: Property subtype: Single Family Residence; Zoning: Residential; Lot size: 42 acres (from deed)

Exterior

• Parking: Gravel parking with space for 1–4 vehicles
• Utilities: Well water (private); Septic system (private) with septic design available; Electric service with circuit breakers
• Home design: Single family residence; 2008 construction; Shingle roof; Wood siding with wood frame construction; Concrete perimeter foundation; Facing and entry level not specified
• Construction: Built in 2008; Wood siding and wood frame construction; Shingle roof; Concrete perimeter foundation
• Exterior features: Rolling/sloping lot; Wooded; Rural setting; Gravel road surface

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 (First floor); Bedroom 2 (First floor); Bedroom 3 (First floor); Bedroom 4 (Second floor); Bedroom 5 (Second floor); Bedroom 6 (Second floor); Bedroom 7 (Second floor)
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: First-floor bedroom; Unfurnished; Full interior basement entry
• Laundry & utility: Water heater: Electric

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $60 ($723/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (8.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 89 (rural): math 30% / reading 45% proficiency, ranked #136 of 185 in ME (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 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 $19k of equity ($1k loan paydown + $17k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 122 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 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 $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $99,114
• Equity at exit: $157,564

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $288,908
• Equity at exit: $339,792

Cash invested: $48,972 (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 04730

• Home prices YoY: 11.8%
• Active inventory: 1
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,606 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $60

Break-even live

Break-even rent $1,530

Max offer price $174,900

Occupancy floor 91%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $174,900 Active 122 DOM
2. 2026-01-28
   listed $174,900 Active
3. 2025-11-16
   historical
4. 2025-08-15
   price $190,000
5. 2025-06-06
   price $199,000
6. 2025-03-30
   listed $229,000 Active

ⓘ 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: $19,275
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,088
• Taxable loss: −$2,193
• Est. tax savings @ 24.0%: +$526
• After-tax cash flow: $1,249/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 89
• NCES district ID: 2314838
• Math proficiency: 30% —
• Reading proficiency: 45% —
• Median HH income: $36,317
• Composite: 33.62/100
• National rank: #10477
• State rank: #136 of 185 in ME

Livability — Sherman

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

Census & demographics

• Population (ZIP): 10,062

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 (92%)
• Race & ethnicity: White 92% Native American 3% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 9% Slovak 4% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

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: ▲ 43.04%
• Current HPI: 409.4494
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.6% since first listed

5 events — show timeline

• 2026-01-28 Listed $174,900 MREIS
• 2025-11-16 Delisted — MREIS
• 2025-08-15 Price Changed $190,000 MREIS
• 2025-06-06 Price Changed $199,000 MREIS
• 2025-03-30 Listed $229,000 MREIS