50 Pleasant St · Hartland, ME 04943

$119,700

2 bd · 1.0 ba · 1,368 sqft · MultiFamily · 235 Days on market

Built 1900 0.96 ac lot $88/sqft · 17% below area Est $145k · 17% under ↓ 40% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +8.4/10.0
• Schools +6.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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

This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

Key facts

• 0.96 acre lot
• 5 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $120k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.9% in Hartland — 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 61/100 on livability (#120 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• RSU 19 (rural): math 73% / reading 81% proficiency, ranked #96 of 112 in ME (top 86%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 27 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($828 loan paydown + $8k appreciation (6.7% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,336 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1900 — 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 F-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: 1.34% ✓
• Cap rate: 10.85%
• Cash-on-cash: 16.28%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

• ARV (median comp): $145,015
• List price: $119,700
• Delta: -17.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 3.05×
• Total profit: $68,662
• Equity at exit: $80,707

10-year hold

• IRR: 27.8%
• Equity multiple: 6.32×
• Total profit: $178,188
• Equity at exit: $151,318

Cash invested: $33,516 (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 04943

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$628
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $455

Break-even live

Break-even rent $1,024

Max offer price $119,700

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,600
Total (2 units)			$1,600

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: $29,925
• Closing costs: $3,591
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $119,700 Active 235 DOM
2. 2026-06-17
   days on market $119,700 Active 234 DOM
3. 2026-06-16
   days on market $119,700 Active 233 DOM
4. 2026-06-15
   days on market $119,700 Active 232 DOM
5. 2026-06-14
   days on market $119,700 Active 230 DOM
6. 2026-06-13
   days on market $119,700 Active 229 DOM
7. 2026-06-10
   days on market $119,700 Active 227 DOM
8. 2026-06-09
   days on market $119,700 Active 226 DOM
9. 2026-06-08
   days on market $119,700 Active 225 DOM
10. 2026-06-07
    days on market $119,700 Active 224 DOM
11. 2026-06-05
    days on market $119,700 Active 221 DOM
12. 2026-06-03
    days on market $119,700 Active 220 DOM
13. 2026-06-02
    days on market $119,700 Active 219 DOM
14. 2026-06-01
    days on market $119,700 Active 218 DOM
15. 2026-05-31
    days on market $119,700 Active 217 DOM
16. 2026-05-30
    days on market $119,700 Active 216 DOM
17. 2026-05-12
    status Pending 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

18. 2026-05-11
    price $119,700 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

19. 2026-03-26
    price $124,700 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

20. 2026-03-12
    price $129,700 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

21. 2026-02-04
    price $134,700 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

22. 2025-10-17
    listed $138,700 Active 923-char remark

    Show marketing remark (923 chars)

    This fixer-upper is full of opportunity for buyers, investors, and flippers. Located on a peaceful street close to town, this property is ready for someone with vision to bring it back to life. With the right repairs and updates, it could become a cozy home, an income-producing rental, or a smart investment to resell. The home sits on a nice lot with space for outdoor projects and is close to everything Hartland has to provide. Enjoy boating and fishing on nearby Great Moose Lake, hiking and exploring scenic trails, and relaxing at local parks. Shops, schools, and restaurants are just minutes away, and the area is known for year-round outdoor activities like snowmobiling, ice fishing, and leaf-peeping in the fall. Homes with this much potential in a location like this don't come along often — it's a great chance to create value and build equity. Bring your ideas and make 50 Pleasant St your next project!

23. 2021-09-08
    soldstatus $160,000 Closed 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

24. 2021-07-05
    status Pending 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

25. 2021-06-26
    price $160,000 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

26. 2021-06-14
    price $175,000 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

27. 2021-06-07
    price $185,000 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

28. 2021-06-06
    price $195,000 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

29. 2021-06-02
    listed $199,000 Active 1131-char remark

    Show marketing remark (1131 chars)

    NEW PRICE!!! Motivated Seller!! Move-in ready or a ready to list Air BNB investment . Come check out this recently updated cape, fully furnished, in the heart of Maine near four major routes to enjoy all of Maine. Or do you want to stay in town? Travel down the street of this highly desirable neighborhood to Great Moose Lake to enjoy the bald eagles and wintering deer while fishing, kayaking, or boating. Or walk to the local market and cafes in the other direction. Want to enjoy the trails of Maine, travel to the back of this gorgeous almost acre big lawn to connect to the ATV/Snowmobile trails right from the property! Completely remodeled in 2012 with a large master suite and walk-in closet. Newer roof. Still retains the original mantel from the early 1900's as if it was just carved yesterday! Deck and shed added just four years ago. Want to stay warm and energy efficient? Check out the Geospring heat pump/water heater hybrid put in less then 2 years ago. .. no propane or oil to order! This home is cozy, country chic at its best. Electric fireplace and 2 air conditioners for extra comfort. Just move on in!

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $1,604 · $134/mo
• Expected delta: +$23/yr (+$2/mo · 1.5%)

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

Taxation est. · year 1

• Rental income: $19,200
• − Mortgage interest: −$6,705
• − Property taxes: −$1,581
• − Insurance: −$598
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,482
• Taxable income: $3,761
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $4,553/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 19
• NCES district ID: 2314785
• Math proficiency: 73% ▲ 53.00%
• Reading proficiency: 81% ▲ 39.00%
• Median HH income: $41,866
• Composite: 64.37/100
• National rank: #548
• State rank: #96 of 112 in ME

Livability — Hartland

• Score: 61/100
• State rank: #120
• US rank: #18210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartland, ME
• Population (ZIP): 1,681

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Lithuanian 8% Portuguese 7% Slovak 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.71%
• Current HPI: 230.2114
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-39.8% since first listed

13 events — show timeline

• 2026-05-12 Pending — MREIS
• 2026-05-11 Price Changed $119,700 MREIS
• 2026-03-26 Price Changed $124,700 MREIS
• 2026-03-12 Price Changed $129,700 MREIS
• 2026-02-04 Price Changed $134,700 MREIS
• 2025-10-17 Listed $138,700 MREIS
• 2021-09-08 Sold (MLS) $160,000 MREIS
• 2021-07-05 Pending — MREIS
• 2021-06-26 Price Changed $160,000 MREIS
• 2021-06-14 Price Changed $175,000 MREIS
• 2021-06-07 Price Changed $185,000 MREIS
• 2021-06-06 Price Changed $195,000 MREIS
• 2021-06-02 Listed $199,000 MREIS

Property tax history

+1.6%/yr

Latest (2025): $1,581 · +7.2% YoY. Source: county tax records.