32 Lake St · New Vineyard, ME 04956

$49,900

2 bd · 1.0 ba · 816 sqft · SingleFamily · 41 Days on market

Built 1930 Poor condition 1.38 ac lot $61/sqft · 77% below area

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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
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Spacious lot conveniently located next to the Town Office, Library, and Post Office in New Vineyard, just a short drive to Porter Lake. The property includes a 1930s bungalow-style home that hasn't been used in years, with uncertain potential for renovation. Being sold ''as is. ''

Key facts

• 1.38 acre lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: 1–4 parking spaces
• Utilities: Electric on site; Private sewer
• Home design: Single family residence; Built in 1930; Rural zoning
• Construction: Wood frame construction; Wood siding; Metal roof; Partial, unfinished basement with interior entry and crawl space
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the first level
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: One full bathroom
• Heating & cooling: Heating present
• Interior features: Five total rooms; Unfurnished

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 11 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (3.0% local appreciation)).
• Franklin County population projected at -21% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.07% ✓
• Cap rate: 17.61%
• Cash-on-cash: 40.43%
• DSCR: 2.80
• GRM: 4.0

CMA / ARV

• ARV (median comp): $214,332
• List price: $49,900
• Delta: -76.72%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Lake St	0.23mi	2/1.0	884 (+8%)	2mo	$265,000	$300	74

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: 45.9%
• Equity multiple: 3.58×
• Total profit: $36,005
• Equity at exit: $22,437

10-year hold

• IRR: 45.7%
• Equity multiple: 7.17×
• Total profit: $86,191
• Equity at exit: $34,578

Cash invested: $13,972 (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 04956

• Active inventory: 11
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $471

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 49%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $49,900 Active 41 DOM
2. 2026-06-17
   days on market $49,900 Active 40 DOM
3. 2026-06-16
   days on market $49,900 Active 39 DOM
4. 2026-06-15
   days on market $49,900 Active 38 DOM
5. 2026-06-13
   days on market $49,900 Active 36 DOM
6. 2026-06-12
   days on market $49,900 Active 35 DOM
7. 2026-06-09
   days on market $49,900 Active 32 DOM
8. 2026-06-08
   days on market $49,900 Active 31 DOM
9. 2026-06-07
   days on market $49,900 Active 30 DOM
10. 2026-06-07
    days on market $49,900 Active 29 DOM
11. 2026-06-04
    days on market $49,900 Active 26 DOM
12. 2026-06-02
    days on market $49,900 Active 25 DOM
13. 2026-06-01
    days on market $49,900 Active 24 DOM
14. 2026-05-31
    days on market $49,900 Active 23 DOM
15. 2026-05-31
    days on market $49,900 Active 22 DOM
16. 2026-05-08
    listed $49,900 Active 281-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,388
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,452
• Taxable income: $5,161
• Est. tax owed @ 24.0%: −$1,239
• After-tax cash flow: $4,410/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 · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including roof replacement, exterior siding repair, and interior updates. The home is in a state of disrepair and lacks curb appeal, making it a significant investment opportunity for renovation.

Repairs flagged

• Major roof — The roof is visibly damaged and missing shingles.
• Major siding — The siding is peeling and in poor condition.
• Major foundation/structure — The house is in a state of disrepair, indicating potential structural issues.
• Unknown HVAC/mechanicals — No interior photos are provided.
• Major landscaping/curb appeal — The landscaping is overgrown and the house is in a state of disrepair, reducing curb appeal.

Value-add opportunities

• Both roof replacement — Replacing the roof would significantly improve the home's appearance and functionality.
• Both exterior siding repair — Repairing the peeling siding would enhance the home's curb appeal and value.
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract potential buyers and renters.
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both interior repairs and updates — Updating the interior would make the home more attractive and functional, increasing its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof is visibly damaged and missing shingles.	Major	$15,000–50,000
siding · The siding is peeling and in poor condition.	Major	$15,000–50,000
foundation/structure · The house is in a state of disrepair, indicating potential structural issues.	Major	$15,000–50,000
HVAC/mechanicals · No interior photos are provided.	Unknown	$500–3,000
landscaping/curb appeal · The landscaping is overgrown and the house is in a state of disrepair, reducing curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both roof replacement — Replacing the roof would significantly improve the home's appearance and functionality. ↑
• Both exterior siding repair — Repairing the peeling siding would enhance the home's curb appeal and value. ↑
• Both landscaping and curb appeal — A well-maintained landscape and curb appeal would attract potential buyers and renters. ↑
• Both HVAC system replacement — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both interior repairs and updates — Updating the interior would make the home more attractive and functional, increasing its value for both resale and rental purposes. ↑

ⓘ 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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — New Vineyard

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

Census & demographics

• Population (ZIP): 569

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-08 Listed $49,900 MREIS