401 N Buckfield Rd · South Paris, ME 04220

$245,000

3 bd · 2.0 ba · 2,140 sqft · MultiFamily · 45 Days on market

Built 2025 10 ac lot $114/sqft · 24% below area Est $322k · 24% under ↓ 6% 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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

Key facts

• 10 acre lot
• Parking
• Built 2025

Property features AI

Finance

• Other: 10-acre lot; Zoned Rural Residential
• Financial info:
• HOA & community:

Exterior

• Parking: Gravel parking with room for 1–4 vehicles
• Security:
• Utilities: Circuit breaker electrical service; Private water; Private sewer
• Home design: Single family residence; Post & Beam structure; Entry includes exterior bulkhead to unfinished basement
• Construction: Wood frame construction; Block foundation; Shingle roof; Built in 2025
• Exterior features: Wooded lot; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms — two on the second level, one on the first level (closets in second-level bedrooms)
• Flooring:
• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating
• Interior features: Storage; Walk-in closet(s)
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $245k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (16.6% below list).
• Recommended offer: $204k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#68 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% 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 $69k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $204,299 (16.6% 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 45 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 0.83% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (median comp): $321,909
• List price: $245,000
• Delta: -23.89%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $129,499
• Equity at exit: $220,715

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $384,504
• Equity at exit: $475,981

Cash invested: $68,600 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,043 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-62

Break-even live

Break-even rent $2,122

Max offer price $234,031

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $7	+0% $-62	+5% $-131	+10% $-201
Rent	-10% $-223	-5% $-143	+0% $-62	+5% $19	+10% $99
Rate	-1.0pp $61	-0.5pp $0	base $-62	+0.5pp $-126	+1.0pp $-190

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $245,000 Active 45 DOM
2. 2026-06-21
   days on market $245,000 Active 44 DOM
3. 2026-06-18
   days on market $245,000 Active 42 DOM
4. 2026-06-17
   days on market $245,000 Active 41 DOM
5. 2026-06-16
   days on market $245,000 Active 40 DOM
6. 2026-06-15
   days on market $245,000 Active 39 DOM
7. 2026-06-13
   days on market $245,000 Active 37 DOM
8. 2026-06-12
   days on market $245,000 Active 36 DOM
9. 2026-06-09
   days on market $245,000 Active 33 DOM
10. 2026-06-08
    days on market $245,000 Active 32 DOM
11. 2026-06-07
    pricedays on marketlisting id $245,000 Active 31 DOM
12. 2026-06-07
    days on market $150,000 Active 30 DOM
13. 2026-06-04
    days on market $150,000 Active 27 DOM
14. 2026-06-02
    days on market $150,000 Active 26 DOM
15. 2026-06-01
    days on market $150,000 Active 25 DOM
16. 2026-05-31
    days on market $150,000 Active 24 DOM
17. 2026-05-31
    days on market $150,000 Active 23 DOM
18. 2026-05-18
    price $245,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

19. 2026-05-18
    price $150,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

20. 2026-05-15
    price $250,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

21. 2026-05-15
    price $160,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

22. 2026-05-13
    price $260,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

23. 2026-05-13
    price $180,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

24. 2026-05-13
    price $160,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

25. 2026-05-13
    price $250,000 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

26. 2026-05-07
    listed $260,000 Active 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

27. 2026-05-07
    listed $180,000 Active 733-char remark

    Show marketing remark (733 chars)

    Have you always wanted to build your own home but not sure where to start? Your perfect opportunity is here! This home has been painstaking built by professional contractors with a new roof installed in 2025, floor plan framed out and beautiful brand new windows. The electrial is run through the walls but not hooked up yet and the outside is ready for siding, just choose your color and go! This location offers extensive access to the Buckfield trail system. Ride North Pond Rd to the railroad bed and south pond, River rd to Sumner Village, or all the way up to Coos Canyon, this location is an outdoorsman's dream just 27 minutes from Auburn! Now is the perfect time to finish a beautiful home just they way you would like it!

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,470 · $289/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,516
• − Mortgage interest: −$13,724
• − Property taxes: −$3,470
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$7,127
• Taxable loss: −$4,953
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $444/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — South Paris

• Score: 70/100
• State rank: #68
• US rank: #7352

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

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.8% since first listed

10 events — show timeline

• 2026-05-18 Price Changed $245,000 MREIS
• 2026-05-18 Price Changed $150,000 MREIS
• 2026-05-15 Price Changed $250,000 MREIS
• 2026-05-15 Price Changed $160,000 MREIS
• 2026-05-13 Price Changed $260,000 MREIS
• 2026-05-13 Price Changed $180,000 MREIS
• 2026-05-13 Price Changed $160,000 MREIS
• 2026-05-13 Price Changed $250,000 MREIS
• 2026-05-07 Listed $180,000 MREIS
• 2026-05-07 Listed $260,000 MREIS

Property tax history

+5.5%/yr

Latest (2025): $3,470 · +370.8% YoY. Source: county tax records.