329 Log Cabin Rd · Arundel, ME 04046

$269,000

1 bd · 1.0 ba · 864 sqft · SingleFamily public records · 13 Days on market

Built 1990 2.24 ac lot Est $305k · 12% under

---

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 +18.4/30.0
• ARV discount +12.8/15.0
• Schools +8.0/10.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Subject to lien holder approval. Bring your vision to life in Arundel! This 1990-built, 24x36 Ranch sits on a sprawling 2.24-acre lot, offering the perfect canvas for those looking to build sweat equity. With 864 sq. ft. of single-level living space, this home is ready for a full modern refresh. The expansive, private acreage provides ample room for gardens, expansion, or outbuildings. Ideally located for the outdoor enthusiast, you're just minutes from the scenic Eastern Trail and the Arundel multi-purpose trails. A rare opportunity to secure significant land and a solid shell in a high-demand coastal county! This Property is pending Shortsale

Key facts

• Significant land
• 2.24-acre lot
• Private acreage

Tags

• 2.24-ACRE LOT
• SINGLE-LEVEL LIVING SPACE
• PRIVATE ACREAGE
• SCENIC EASTERN TRAIL
• ARUNDEL MULTI-PURPOSE TRAILS
• SIGNIFICANT LAND

Property features AI

Finance

• Financial info: Annual taxes reported (2025)

Exterior

• Parking: Gravel parking with space for 5–10 vehicles
• Utilities: Well water; Private sewer; Electric service with circuit breakers; Utilities currently on
• Home design: Single family residence; Built in 1990
• Construction: Wood frame construction with vinyl siding; Shingle roof; Above-grade finished area 864 sq ft
• Exterior features: Deck; Shed(s); Lot approximately 2.24 acres; Zoned R-2

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom (first floor); Additional bedroom/other room (first floor)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating
• Interior features: 4 total rooms; Basement with bulkhead and interior entry, full and unfinished
• Laundry & utility: Water heater off heating system

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $269k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $249k (7.6% below list).
• Recommended offer: $249k (7.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 21 (rural): math 91% / reading 94% proficiency, ranked #13 of 112 in ME (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 104 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $248,688 (7.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $304,992
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1692 Portland Rd	0.52mi	2/1.0 (+1)	780 (-10%)	14mo	$275,000	$353	44

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: -10.0%
• Equity multiple: 0.63×
• Total profit: $-27,599
• Equity at exit: $40,109

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-3,588
• Equity at exit: $23,258

Cash invested: $75,320 (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 04046

• Home prices YoY: -16.8%
• Active inventory: 104
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,411
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $252

Break-even live

Break-even rent $2,168

Max offer price $269,000

Occupancy floor 85%

Sensitivity live

Price	-10% $404	-5% $328	+0% $252	+5% $176	+10% $100
Rent	-10% $55	-5% $154	+0% $252	+5% $350	+10% $448
Rate	-1.0pp $387	-0.5pp $320	base $252	+0.5pp $182	+1.0pp $111

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $269,000 Active 13 DOM
2. 2026-06-16
   days on market $269,000 Active 12 DOM
3. 2026-06-15
   days on market $269,000 Active 11 DOM
4. 2026-06-14
   statusdays on market $269,000 Active 9 DOM
5. 2026-05-15
   status Pending
6. 2026-05-14
   status Active
7. 2026-05-13
   status Pending
8. 2026-05-08
   listed $269,000 Active
9. 2018-09-20
   historical
10. 2018-09-20
    status Active
11. 2018-03-26
    status Pending
12. 2018-03-23
    status Active
13. 2018-03-15
    status Pending
14. 2018-02-20
    status Active
15. 2018-02-12
    status Pending
16. 2018-02-09
    price $209,000
17. 2018-01-18
    listed $229,000 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: $2,280 · $190/mo
• Projected year-2 tax: $2,969 · $247/mo
• Expected delta: +$689/yr (+$57/mo · 30.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $29,843
• − Mortgage interest: −$15,068
• − Property taxes: −$2,280
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$7,825
• Taxable loss: −$1,451
• Est. tax savings @ 24.0%: +$348
• After-tax cash flow: $3,371/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 21
• NCES district ID: 2314773
• Math proficiency: 91% ▲ 34.00%
• Reading proficiency: 94% ▲ 20.00%
• Median HH income: $68,462
• Composite: 79.78/100
• National rank: #55
• State rank: #13 of 112 in ME

Livability — Arundel

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

Census & demographics

• Population (ZIP): 8,035

Population outlook (York County) Hauer SSP2

• Today (2025): 209,961 people
• By 2030: 212,816 · +1.4%
• By 2040: 214,360 · +2.1%
• By 2050: 210,350 · +0.2%
• By 2075: 201,686 · -3.9%
• By 2100: 183,392 · -12.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 16% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 1%

Political lean MEDSL · York

• 2024 margin: D (+10.5) · D 54.3% · R 43.8% · Other 1.9%
• 2008→2024 swing: -10.1pp toward R · 2008: 20.5pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+12.6 2016: D+4.8 2012: D+16.4 2008: D+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.58%
• Current HPI: 363.3908
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+17.5% since first listed

13 events — show timeline

• 2026-05-15 Pending — MREIS
• 2026-05-14 Relisted — MREIS
• 2026-05-13 Pending — MREIS
• 2026-05-08 Listed $269,000 MREIS
• 2018-09-20 Delisted — MREIS
• 2018-09-20 Relisted — MREIS
• 2018-03-26 Pending — MREIS
• 2018-03-23 Relisted — MREIS
• 2018-03-15 Pending — MREIS
• 2018-02-20 Relisted — MREIS
• 2018-02-12 Pending — MREIS
• 2018-02-09 Price Changed $209,000 MREIS
• 2018-01-18 Listed $229,000 MREIS

Property tax history

+1.6%/yr

Latest (2024): $2,280 · +0.0% YoY. Source: county tax records.