990 Pond Rd · Augusta, ME 04330

$525,000

4 bd · 2.0 ba · 1,900 sqft · MultiFamily · 40 Days on market

Built 1850 0.92 ac lot $276/sqft · 10% below area Est $581k · 10% under $83/mo HOA · 5% of rent

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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 +15.3/30.0
• ARV discount +11.8/15.0
• Schools +7.5/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 1% rule +3.5/10.0
• 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

Listing remarks MLS

Charming 4 bedroom, 2 bath farmhouse that has been completely renovated from top to bottom. Enjoy a peaceful country setting with private access to Messalonskee Lake! What is not to love here?! Enter your cozy, spacious living room with cathedral ceilings and beautiful custom woodwork throughout. The first floor features a formal dining room, a pellet stove to keep you warm during the colder months, an updated kitchen, a first floor bedroom, and a full bath with laundry within. Head upstairs and you will find a primary bedroom with a walk in closet, two additional bedrooms and a full bath. To make the property even more appealing, garage/barn attached to the house, which can store multiple vehicles, or all your toys! Above the garage you will find a finished room, along with a huge open space to be finished as you see fit. Maybe an in-law apartment for extra company that may visit, storage, work shop or weight room. Enjoy your morning coffee on your front porch, or relax in your private back yard, completely surrounded by trees. Your private lake access is close by, and ready for your enjoyment all year round. This home is located 15-20 minutes to the interstate, schools, colleges, shopping, fine dining, hospital, golfing and much more. Come take a look!

Key facts

• Large family room
• Lovely front porch
• Seamless metal roof

Tags

• NEW DRIVEWAY
• LOVELY FRONT PORCH
• SEAMLESS METAL ROOF
• BRAND NEW FENCING
• GALLEY WORKING KITCHEN
• LARGE FAMILY ROOM

Property features AI

Finance

• HOA & community: Association with an annual fee of $1,000

Exterior

• Parking: Attached garage with 5 spaces; Gravel parking with room for 5–10 vehicles
• Utilities: Utilities on; Electric service with circuit breakers; Private well for water; Private sewer
• Home design: Farmhouse style; Single-family residence; Approximately 1,900 above-grade finished area
• Construction: Wood frame construction with shingle and vinyl siding; Metal roof; Stone foundation; Built with an unfinished full basement
• Exterior features: Porch; Barn(s); Trees/woods view; Waterfront on Messalonskee Lake

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the second level; Bedroom 2 on the first level; Bedroom 3 on the second level; Bedroom 4 on the second level; Bonus room above the garage (second level)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Pellet heating; Forced air; Pellet stove
• Interior features: Pantry in the kitchen; Double-pane windows; 8 total rooms
• Laundry & utility: Sump pump; Basement with interior entry and bulkhead (unfinished, dirt floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $446k (15.0% below list).
• Recommended offer: $446k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.6% in Augusta — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#15 in ME, #1,476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D-, employment F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+5.3%/yr); 55 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• At $4,460/mo this rent would consume 98% of the median local household income ($55k/yr) (locally 760% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $50k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $425k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $446,000 (15.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.59%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (median comp): $580,537
• List price: $525,000
• Delta: -9.57%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.58×
• Total profit: $-61,993
• Equity at exit: $78,279

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $7,986
• Equity at exit: $45,392

Cash invested: $147,000 (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 04330

• Home prices YoY: -4.7%
• Rents YoY: 5.3%
• Active inventory: 55
• Price-to-rent: 24.7×

Monthly cashflow live

• Estimated rent: $4,460 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$219
• HOA: −$83
• Vacancy / Maint / Mgmt: −$937
• Net cashflow: $195

Break-even live

Break-even rent $4,213

Max offer price $525,000

Occupancy floor 91%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	2	$1,769
▸ 2× units	1	1	$2,692
Total (3 units)			$4,460

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 26 events

1. 2026-06-19
   days on market $525,000 Active 40 DOM
2. 2026-06-18
   days on market $525,000 Active 39 DOM
3. 2026-06-17
   days on market $525,000 Active 38 DOM
4. 2026-06-16
   days on market $525,000 Active 37 DOM
5. 2026-06-15
   days on market $525,000 Active 36 DOM
6. 2026-06-14
   days on market $525,000 Active 34 DOM
7. 2026-06-12
   pricedays on market $525,000 Active 33 DOM
8. 2026-06-09
   days on market $550,000 Active 30 DOM
9. 2026-06-08
   days on market $550,000 Active 29 DOM
10. 2026-06-07
    days on market $550,000 Active 28 DOM
11. 2026-06-05
    days on market $550,000 Active 25 DOM
12. 2026-06-03
    days on market $550,000 Active 24 DOM
13. 2026-06-02
    days on market $550,000 Active 23 DOM
14. 2026-06-01
    days on market $550,000 Active 22 DOM
15. 2026-05-31
    days on market $550,000 Active 21 DOM
16. 2026-05-30
    days on market $550,000 Active 20 DOM
17. 2026-05-10
    listed $575,000 Active 825-char remark
18. 2022-11-04
    soldstatus $425,000
19. 2022-11-03
    soldstatus $425,000 Closed 1274-char remark

    Show marketing remark (1274 chars)

    Charming 4 bedroom, 2 bath farmhouse that has been completely renovated from top to bottom. Enjoy a peaceful country setting with private access to Messalonskee Lake! What is not to love here?! Enter your cozy, spacious living room with cathedral ceilings and beautiful custom woodwork throughout. The first floor features a formal dining room, a pellet stove to keep you warm during the colder months, an updated kitchen, a first floor bedroom, and a full bath with laundry within. Head upstairs and you will find a primary bedroom with a walk in closet, two additional bedrooms and a full bath. To make the property even more appealing, garage/barn attached to the house, which can store multiple vehicles, or all your toys! Above the garage you will find a finished room, along with a huge open space to be finished as you see fit. Maybe an in-law apartment for extra company that may visit, storage, work shop or weight room. Enjoy your morning coffee on your front porch, or relax in your private back yard, completely surrounded by trees. Your private lake access is close by, and ready for your enjoyment all year round. This home is located 15-20 minutes to the interstate, schools, colleges, shopping, fine dining, hospital, golfing and much more. Come take a look!

20. 2022-09-06
    status Pending 1274-char remark

    Show marketing remark (1274 chars)

    Charming 4 bedroom, 2 bath farmhouse that has been completely renovated from top to bottom. Enjoy a peaceful country setting with private access to Messalonskee Lake! What is not to love here?! Enter your cozy, spacious living room with cathedral ceilings and beautiful custom woodwork throughout. The first floor features a formal dining room, a pellet stove to keep you warm during the colder months, an updated kitchen, a first floor bedroom, and a full bath with laundry within. Head upstairs and you will find a primary bedroom with a walk in closet, two additional bedrooms and a full bath. To make the property even more appealing, garage/barn attached to the house, which can store multiple vehicles, or all your toys! Above the garage you will find a finished room, along with a huge open space to be finished as you see fit. Maybe an in-law apartment for extra company that may visit, storage, work shop or weight room. Enjoy your morning coffee on your front porch, or relax in your private back yard, completely surrounded by trees. Your private lake access is close by, and ready for your enjoyment all year round. This home is located 15-20 minutes to the interstate, schools, colleges, shopping, fine dining, hospital, golfing and much more. Come take a look!

21. 2022-08-29
    listed $405,000 Active 1274-char remark

    Show marketing remark (1274 chars)

    Charming 4 bedroom, 2 bath farmhouse that has been completely renovated from top to bottom. Enjoy a peaceful country setting with private access to Messalonskee Lake! What is not to love here?! Enter your cozy, spacious living room with cathedral ceilings and beautiful custom woodwork throughout. The first floor features a formal dining room, a pellet stove to keep you warm during the colder months, an updated kitchen, a first floor bedroom, and a full bath with laundry within. Head upstairs and you will find a primary bedroom with a walk in closet, two additional bedrooms and a full bath. To make the property even more appealing, garage/barn attached to the house, which can store multiple vehicles, or all your toys! Above the garage you will find a finished room, along with a huge open space to be finished as you see fit. Maybe an in-law apartment for extra company that may visit, storage, work shop or weight room. Enjoy your morning coffee on your front porch, or relax in your private back yard, completely surrounded by trees. Your private lake access is close by, and ready for your enjoyment all year round. This home is located 15-20 minutes to the interstate, schools, colleges, shopping, fine dining, hospital, golfing and much more. Come take a look!

22. 2022-01-31
    soldstatus $358,700 Closed

    Show marketing remark (695 chars)

    This single family house in Sidney has had extensive renovations to make it move-in ready. With a functional floor plan, first floor bedroom, newly remodeled kitchen and bathrooms, living room with cathedral ceiling, bonus room above the garage; this house will surely wow potential buyers! Over the year the owners installed a new oil tank, electrical panel, generator hookup, doors, windows and drywall. To make the property even more desirable it's part of the Lake Ridge Development which gives the residents private access to Messalonskee Lake. If you are looking for an updated farmhouse with custom woodwork throughout and plenty of storage from the 6 car garage, this is the one for you!

23. 2021-12-16
    status Pending

    Show marketing remark (695 chars)

    This single family house in Sidney has had extensive renovations to make it move-in ready. With a functional floor plan, first floor bedroom, newly remodeled kitchen and bathrooms, living room with cathedral ceiling, bonus room above the garage; this house will surely wow potential buyers! Over the year the owners installed a new oil tank, electrical panel, generator hookup, doors, windows and drywall. To make the property even more desirable it's part of the Lake Ridge Development which gives the residents private access to Messalonskee Lake. If you are looking for an updated farmhouse with custom woodwork throughout and plenty of storage from the 6 car garage, this is the one for you!

24. 2021-12-14
    status Active

    Show marketing remark (695 chars)

    This single family house in Sidney has had extensive renovations to make it move-in ready. With a functional floor plan, first floor bedroom, newly remodeled kitchen and bathrooms, living room with cathedral ceiling, bonus room above the garage; this house will surely wow potential buyers! Over the year the owners installed a new oil tank, electrical panel, generator hookup, doors, windows and drywall. To make the property even more desirable it's part of the Lake Ridge Development which gives the residents private access to Messalonskee Lake. If you are looking for an updated farmhouse with custom woodwork throughout and plenty of storage from the 6 car garage, this is the one for you!

25. 2021-12-09
    status Pending

    Show marketing remark (695 chars)

    This single family house in Sidney has had extensive renovations to make it move-in ready. With a functional floor plan, first floor bedroom, newly remodeled kitchen and bathrooms, living room with cathedral ceiling, bonus room above the garage; this house will surely wow potential buyers! Over the year the owners installed a new oil tank, electrical panel, generator hookup, doors, windows and drywall. To make the property even more desirable it's part of the Lake Ridge Development which gives the residents private access to Messalonskee Lake. If you are looking for an updated farmhouse with custom woodwork throughout and plenty of storage from the 6 car garage, this is the one for you!

26. 2021-11-30
    listed $360,000 Active

    Show marketing remark (695 chars)

    This single family house in Sidney has had extensive renovations to make it move-in ready. With a functional floor plan, first floor bedroom, newly remodeled kitchen and bathrooms, living room with cathedral ceiling, bonus room above the garage; this house will surely wow potential buyers! Over the year the owners installed a new oil tank, electrical panel, generator hookup, doors, windows and drywall. To make the property even more desirable it's part of the Lake Ridge Development which gives the residents private access to Messalonskee Lake. If you are looking for an updated farmhouse with custom woodwork throughout and plenty of storage from the 6 car garage, this is the one for you!

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $5,212 · $434/mo
• Expected delta: +$1,928/yr (+$161/mo · 58.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 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: $53,520
• − Mortgage interest: −$29,408
• − Property taxes: −$3,285
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,282
• − Management: −$4,282
• − HOA: −$996
• − Depreciation: −$15,273
• Taxable loss: −$6,630
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $3,928/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Augusta

• Score: 81/100
• State rank: #15
• US rank: #1476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kennebec County · 54,560 people
• City population: 26,690
• Metro: Augusta-Waterville, ME
• Population (ZIP): 26,690
• Household income: $54,775
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 760.0

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% Spanish 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.46%
• Current HPI: 353.9463
• Rent YoY: ▲ 5.35%
• Metro: Augusta-Waterville, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+45.8% since first listed

12 events — show timeline

• 2026-06-10 Price Changed $525,000 MREIS
• 2026-05-27 Price Changed $550,000 MREIS
• 2026-05-10 Listed $575,000 MREIS
• 2022-11-04 Sold (Public Records) $425,000 Public Records
• 2022-11-03 Sold (MLS) $425,000 MREIS
• 2022-09-06 Pending — MREIS
• 2022-08-29 Listed $405,000 MREIS
• 2022-01-31 Sold (MLS) $358,700 MREIS
• 2021-12-16 Pending — MREIS
• 2021-12-14 Relisted — MREIS
• 2021-12-09 Pending — MREIS
• 2021-11-30 Listed $360,000 MREIS

Property tax history

+6.7%/yr

Latest (2025): $3,285 · +7.6% YoY. Source: county tax records.