57 Baxter Blvd · Bucksport, ME 04416

$254,999

2 bd · 2.0 ba · 1,352 sqft · MultiFamily · 23 Days on market

Built 2022 Good condition 8,712 sqft lot $490/mo HOA · 34% 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 +16.9/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +6.2/10.0
• DSCR +5.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +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

Welcome to easy living at 57 Baxter Blvd in the sought-after 55+ community of Silver Lake! Built in 2022, this beautifully maintained home is located in a quiet, newer mobile home park with only 41 homes and full access to Silver Lake for residents to enjoy. This spacious home offers 2 bedrooms, 2 full baths, plus a versatile den perfect for a home office, guest space, or hobby room. The open-concept kitchen and living area provide a bright and welcoming atmosphere with modern finishes throughout. Relax on the charming covered front porch or entertain on the back deck overlooking the thoughtfully landscaped yard filled with garden beds. The property also features a paved driveway, garage, a

Key facts

• 8,712 sq ft lot
• Garage
• Built 2022

Property features AI

Finance

• Other: Located in the Silver Lake Estates subdivision
• HOA & community: Association with monthly fee ($490/month); Pet policy allows 2 pets with restrictions and size limits

Exterior

• Parking: Paved parking; 1-car garage
• Utilities: Electric service with circuit breakers; Electric water heater; Private well water; Septic (shared septic; septic design available; quasi-public); Utilities are on
• Home design: Mobile home (double wide, modular); Built in 2022; Model: 56J Custom 28x52; Eagle River make
• Construction: Vinyl siding exterior; Shingle/composition roof; Slab foundation
• Exterior features: Deck; Porch; Interior lot in a mobile home park; Near town / intown; Level lot; Private paved road; Water view of Silver Lake; Lake frontage nearby

Interior

• Kitchen: Cooktop; Electric range; Refrigerator; Pantry
• Bedrooms: Primary bedroom on the first floor; Additional bedroom on the first floor; Den on the first floor
• Flooring: Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms; Primary bath (attached)
• Heating & cooling: Forced air heating; Heat pump (heating and cooling)
• Interior features: One-floor living; First-floor primary bedroom with bath; First-floor bedroom(s); Bathtub; Shower; Pantry; Storage; Storm door(s); Double-pane windows; Internet access available
• Laundry & utility: Washer (included); Dryer (included); Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $251k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.9% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 79 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $251,174 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-30,517
• Equity at exit: $38,021

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-11,974
• Equity at exit: $22,048

Cash invested: $71,400 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 79
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $2,862 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$162 /mo · $1,941/yr
• Insurance: −$106
• HOA: −$490
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $166

Break-even live

Break-even rent $2,652

Max offer price $254,999

Occupancy floor 89%

Sensitivity live

Price	-10% $310	-5% $238	+0% $166	+5% $94	+10% $21
Rent	-10% $-60	-5% $53	+0% $166	+5% $279	+10% $392
Rate	-1.0pp $294	-0.5pp $231	base $166	+0.5pp $100	+1.0pp $32

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,862
Total (2 units)			$2,862

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $490 · $5,880/yr

Listing history 17 events

1. 2026-06-21
   days on market $254,999 Active 23 DOM
2. 2026-06-18
   days on market $254,999 Active 21 DOM
3. 2026-06-17
   days on market $254,999 Active 20 DOM
4. 2026-06-16
   days on market $254,999 Active 19 DOM
5. 2026-06-15
   days on market $254,999 Active 18 DOM
6. 2026-06-13
   days on market $254,999 Active 16 DOM
7. 2026-06-12
   pricedays on market $254,999 Active 15 DOM
8. 2026-06-09
   days on market $259,999 Active 12 DOM
9. 2026-06-08
   days on market $259,999 Active 11 DOM
10. 2026-06-07
    days on market $259,999 Active 10 DOM
11. 2026-06-07
    days on market $259,999 Active 9 DOM
12. 2026-06-04
    days on market $259,999 Active 6 DOM
13. 2026-06-02
    days on market $259,999 Active 5 DOM
14. 2026-06-01
    days on market $259,999 Active 4 DOM
15. 2026-05-31
    days on market $259,999 Active 3 DOM
16. 2026-05-31
    days on market $259,999 Active 2 DOM
17. 2026-05-28
    listed $259,999 Active

ⓘ 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: $1,941 · $162/mo
• Projected year-2 tax: $2,704 · $225/mo
• Expected delta: +$763/yr (+$64/mo · 39.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $34,344
• − Mortgage interest: −$14,284
• − Property taxes: −$1,941
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,748
• − Management: −$2,748
• − HOA: −$5,880
• − Depreciation: −$7,418
• Taxable loss: −$1,949
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $2,457/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained, modern mobile home in a quiet, newer park is move-in ready with good curb appeal and interior finishes.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: RSU 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucksport, ME
• Population (ZIP): 5,503

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-28 Listed $259,999 MREIS

Property tax history

+47.3%/yr

Latest (2025): $1,941 · +47.3% YoY. Source: county tax records.