421 Cushing Rd · Cushing, ME 04563

$350,000

3 bd · 2.0 ba · 0 sqft · SingleFamily public records · 259 Days on market

Built 2006 4.50 ac lot Est $486k · 28% under ↓ 4% since listing

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Why this score? — see what drove the D 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
• Appreciation +8.2/10.0
• Schools +6.8/10.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

Key facts

• Finished basement
• Tiled floor
• High ceilings

Tags

• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORS
• HIGH CEILINGS
• SKYLIGHT
• FINISHED BASEMENT
• TILED FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (60.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (64.2% below list).
• Recommended offer: $125k (64.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 13 (town): math 77% / reading 85% proficiency, ranked #84 of 112 in ME (top 75%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Cushing Community School (math 90% / reading 90%, grade A+, #42 of 294 statewide, top 17%, 72 students, 47% FRL); Oceanside Middle School (math 74% / reading 86%, grade A+, #59 of 85 statewide, top 71%, 349 students, 52% FRL); Oceanside High School (math 82% / reading 87%, grade A, #75 of 108 statewide, top 83%, 525 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 25 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $22k appreciation (6.3% local appreciation)).
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,318 (64.2% 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 259 days. Have you received any prior offers? Is the seller open to a 64% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.36% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.70%
• DSCR: 0.35
• GRM: 23.3

CMA / ARV

• ARV (median comp): $486,310
• List price: $350,000
• Delta: -28.03%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.32×
• Total profit: $31,403
• Equity at exit: $227,416

10-year hold

• IRR: 7.1%
• Equity multiple: 2.53×
• Total profit: $150,306
• Equity at exit: $418,944

Cash invested: $98,000 (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 04563

• Home prices YoY: 2.8%
• Active inventory: 25
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$210 /mo · $2,514/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-1,201

Break-even live

Break-even rent $2,773

Max offer price $137,881

Occupancy floor —

Sensitivity live

Price	-10% $-1,003	-5% $-1,102	+0% $-1,201	+5% $-1,300	+10% $-1,399
Rent	-10% $-1,300	-5% $-1,250	+0% $-1,201	+5% $-1,151	+10% $-1,102
Rate	-1.0pp $-1,024	-0.5pp $-1,112	base $-1,201	+0.5pp $-1,291	+1.0pp $-1,384

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-17
   status $350,000 Pending 259 DOM
2. 2026-06-17
   days on market $350,000 Active Under Contract 259 DOM
3. 2026-06-16
   days on market $350,000 Active Under Contract 258 DOM
4. 2026-06-15
   days on market $350,000 Active Under Contract 257 DOM
5. 2026-06-14
   days on market $350,000 Active Under Contract 255 DOM
6. 2026-06-10
   days on market $350,000 Active Under Contract 252 DOM
7. 2026-06-09
   days on market $350,000 Active Under Contract 251 DOM
8. 2026-06-08
   days on market $350,000 Active Under Contract 250 DOM
9. 2026-06-07
   days on market $350,000 Active Under Contract 249 DOM
10. 2026-06-03
    days on market $350,000 Active Under Contract 245 DOM
11. 2026-06-03
    status $350,000 Active Under Contract 244 DOM
12. 2026-06-02
    days on market $350,000 Active 244 DOM
13. 2026-06-01
    days on market $350,000 Active 243 DOM
14. 2026-05-31
    days on market $350,000 Active 242 DOM
15. 2026-05-31
    days on market $350,000 Active 241 DOM
16. 2026-04-07
    status Active 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

17. 2026-01-13
    historical 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

18. 2025-09-24
    price $360,000 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

19. 2025-08-22
    price $370,000 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

20. 2025-08-22
    status Active 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

21. 2025-08-14
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

22. 2025-07-22
    status Active 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

23. 2025-07-14
    historical Active Under Contract 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

24. 2025-07-10
    listed $375,000 Active 796-char remark

    Show marketing remark (796 chars)

    Spacious, Private, and Move-In Ready! Tucked into a peaceful, wooded setting, this home offers over 2,000 square feet of comfortable living space. This 3-bedroom, 2-bath home features an open-concept layout with beautiful hardwood floors. Enjoy a kitchen and living area with high ceilings and skylight that let the sun pour in. The finished basement adds extra versatility, with a tiled floor, built-in bar, and a sliding door that leads to the backyard. Perfect for friend and family gatherings, Additional features include a 2-car garage tucked neatly under the house and plenty of room to spread out on this 4.5 acre lot. Whether you're looking for a year-round home or a quiet summer retreat, this property is worth a look. Septic pumped in July, leach field updated and repaired in August.

ⓘ 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: $2,514 · $210/mo
• Projected year-2 tax: $3,637 · $303/mo
• Expected delta: +$1,123/yr (+$94/mo · 44.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥84°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,038
• − Mortgage interest: −$19,605
• − Property taxes: −$2,514
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$10,182
• Taxable loss: −$21,419
• Est. tax savings @ 24.0%: +$5,141
• After-tax cash flow: $-9,269/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 13
• NCES district ID: 2314787
• Math proficiency: 77% ▲ 51.00%
• Reading proficiency: 85% ▲ 36.00%
• Median HH income: $43,177
• Composite: 67.81/100
• National rank: #363
• State rank: #84 of 112 in ME

Livability — Cushing

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

Census & demographics

• Population (ZIP): 1,407

Population outlook (Knox County) Hauer SSP2

• Today (2025): 39,304 people
• By 2030: 38,497 · -2.1%
• By 2040: 36,090 · -8.2%
• By 2050: 33,681 · -14.3%
• By 2075: 29,934 · -23.8%
• By 2100: 24,633 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 4% Russian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Knox

• 2024 margin: D (+18.6) · D 58.2% · R 39.6% · Other 2.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 21.4pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+19.9 2016: D+14.3 2012: D+22.6 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.33%
• Current HPI: 231.4232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-4.0% since first listed

9 events — show timeline

• 2026-04-07 Relisted — MREIS
• 2026-01-13 Delisted — MREIS
• 2025-09-24 Price Changed $360,000 MREIS
• 2025-08-22 Price Changed $370,000 MREIS
• 2025-08-22 Relisted — MREIS
• 2025-08-14 Contingent — MREIS
• 2025-07-22 Relisted — MREIS
• 2025-07-14 Contingent — MREIS
• 2025-07-10 Listed $375,000 MREIS

Property tax history

+4.9%/yr

Latest (2018): $2,514 · +5.4% YoY. Source: county tax records.