4 Chestnut St · Rockland, ME 04841

$545,000

6 bd · 5.0 ba · 2,791 sqft · MultiFamily public records · 301 Days on market

Built 1918 0.29 ac lot $195/sqft · 54% above area Est $498k · 10% over ↓ 5% since listing

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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
• Schools +6.8/10.0
• ARV discount +3.2/15.0
• Livability +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Spacious in-town lot with generously sized units, located a short distance from Rockland's downtown restaurants, shops, Hannaford, Planet Fitness, and more. The property features a large yard, ample parking. Consists of two - one-bedroom, one-bath units, one - two-bedroom, one bath unit and two efficiencies. Well-situated to benefit from Midcoast Maine's consistently strong rental market. Current rents are below market rent levels, offering excellent upside potential. The owner presently covers heating for all units, though heating costs are modest and could be easily shifted to tenants. Being sold separately now.

Key facts

• Ample parking
• Large yard
• Strong rental market

Tags

• LARGE YARD
• AMPLE PARKING
• STRONG RENTAL MARKET

What this means for you Summary

Snapshot

• This is a 6-bed/5.0-bath multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $545k).
• Recommended offer: $480k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 2.9% in Rockland — 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 62/100 on livability (#116 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• 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.
• Market conditions: 72 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).
• At $8,258/mo this rent would consume 175% of the median local household income ($57k/yr) (locally 279% 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.
• Knox County population projected at -14% 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 $153k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($480k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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 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: 1.52% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.11%
• DSCR: 2.03
• GRM: 5.5

CMA / ARV

• ARV (median comp): $497,571
• List price: $545,000
• Delta: 9.53%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 North Main St	0.12mi	6/2.0	2,930 (+5%)	6mo	$475,000	$162	69
354 Broadway	0.19mi	5/3.5 (-1)	2,488 (-11%)	11mo	$435,000	$175	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.1%
• Equity multiple: 1.65×
• Total profit: $98,899
• Equity at exit: $81,261

10-year hold

• IRR: 24.7%
• Equity multiple: 3.14×
• Total profit: $327,220
• Equity at exit: $47,122

Cash invested: $152,600 (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 04841

• Home prices YoY: -17.8%
• Active inventory: 72
• Price-to-rent: 27.5×

Monthly cashflow live

• Estimated rent: $8,258 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$500 /mo · $5,994/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,734
• Net cashflow: $2,939

Break-even live

Break-even rent $4,537

Max offer price $545,000

Occupancy floor 59%

Sensitivity live

Price	-10% $3,248	-5% $3,093	+0% $2,939	+5% $2,785	+10% $2,631
Rent	-10% $2,287	-5% $2,613	+0% $2,939	+5% $3,265	+10% $3,592
Rate	-1.0pp $3,214	-0.5pp $3,078	base $2,939	+0.5pp $2,798	+1.0pp $2,654

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$8,260
Total (5 units)			$8,258

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $545,000 Active 301 DOM
2. 2026-06-18
   days on market $545,000 Active 298 DOM
3. 2026-06-17
   days on market $545,000 Active 297 DOM
4. 2026-06-16
   days on market $545,000 Active 296 DOM
5. 2026-06-15
   days on market $545,000 Active 295 DOM
6. 2026-06-14
   days on market $545,000 Active 293 DOM
7. 2026-06-10
   days on market $545,000 Active 290 DOM
8. 2026-06-09
   days on market $545,000 Active 289 DOM
9. 2026-06-08
   days on market $545,000 Active 288 DOM
10. 2026-06-07
    days on market $545,000 Active 287 DOM
11. 2026-06-03
    days on market $545,000 Active 283 DOM
12. 2026-06-02
    days on market $545,000 Active 282 DOM
13. 2026-06-01
    days on market $545,000 Active 281 DOM
14. 2026-05-31
    days on market $545,000 Active 280 DOM
15. 2026-05-31
    days on market $545,000 Active 279 DOM
16. 2025-11-04
    price $569,000 621-char remark

    Show marketing remark (621 chars)

    Spacious in-town lot with generously sized units, located a short distance from Rockland's downtown restaurants, shops, Hannaford, Planet Fitness, and more. The property features a large yard, ample parking. Consists of two - one-bedroom, one-bath units, one - two-bedroom, one bath unit and two efficiencies. Well-situated to benefit from Midcoast Maine's consistently strong rental market. Current rents are below market rent levels, offering excellent upside potential. The owner presently covers heating for all units, though heating costs are modest and could be easily shifted to tenants. Being sold separately now.

17. 2025-08-24
    listed $599,000 Active 621-char remark

    Show marketing remark (621 chars)

    Spacious in-town lot with generously sized units, located a short distance from Rockland's downtown restaurants, shops, Hannaford, Planet Fitness, and more. The property features a large yard, ample parking. Consists of two - one-bedroom, one-bath units, one - two-bedroom, one bath unit and two efficiencies. Well-situated to benefit from Midcoast Maine's consistently strong rental market. Current rents are below market rent levels, offering excellent upside potential. The owner presently covers heating for all units, though heating costs are modest and could be easily shifted to tenants. Being sold separately now.

ⓘ 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: $5,994 · $500/mo
• Projected year-2 tax: $6,703 · $559/mo
• Expected delta: +$709/yr (+$59/mo · 11.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $99,096
• − Mortgage interest: −$30,528
• − Property taxes: −$5,994
• − Insurance: −$2,725
• − Repairs & maintenance: −$7,928
• − Management: −$7,928
• − Depreciation: −$15,855
• Taxable income: $28,139
• Est. tax owed @ 24.0%: −$6,753
• After-tax cash flow: $28,517/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 — Rockland

• Score: 62/100
• State rank: #116
• US rank: #16831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockland, ME
• County: Knox County · 7,035 people
• City population: 7,035
• Metro: nan
• Population (ZIP): 7,035
• Household income: $56,533
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 279.0

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 (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 12% Serbian 8% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

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: ▼ -73.90%
• Current HPI: 341.7862
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

-5.0% since first listed

2 events — show timeline

• 2025-11-04 Price Changed $569,000 MREIS
• 2025-08-24 Listed $599,000 MREIS

Property tax history

+4.8%/yr

Latest (2025): $5,994 · +20.6% YoY. Source: county tax records.