172 Hardy Point Rd · Pembroke, ME 04666

$50,000

2 bd · 1.5 ba · 1,466 sqft · MultiFamily · 5 Days on market

Built 1987 0.90 ac lot

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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 +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Rent growth +2.5/5.0
• Livability +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

The property is located on a quiet street has a 2 car garage and has an older mobile home which is being sold in 'as is' condition.

Key facts

• 0.9 acre lot
• 2 garage spots
• Built 1987

Property features AI

Finance

• Financial info: Annual property tax listed (2025)

Exterior

• Parking: Two-car garage; Additional gravel parking with space for 5–10 vehicles
• Utilities: Private water; Private sewer; Electric water heater; Circuit breaker electrical service
• Home design: Mobile Home (single wide); Built in 1987; Shingle siding
• Construction: Steel frame construction; Shingle roof; Built in 1987
• Exterior features: Level lot; Paved road access; Zoned rural

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Two bedrooms on the first level
• Flooring: Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Blower heating
• Interior features: Four total rooms; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $652 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Pembroke Public Schools (rural): math 95% / reading 95% proficiency, ranked #18 of 112 in ME (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 18 active listings in the ZIP; 67 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $346 of loan paydown is wiped out by about $651 of value loss. Plan a longer hold.
• Washington County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,000

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 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: 2.62% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.85%
• DSCR: 3.49
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.1%
• Equity multiple: 3.65×
• Total profit: $37,098
• Equity at exit: $11,345

10-year hold

• IRR: 59.6%
• Equity multiple: 7.38×
• Total profit: $89,299
• Equity at exit: $11,307

Cash invested: $14,000 (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 04666

• Home prices YoY: -0.8%
• Active inventory: 18
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $652

Break-even live

Break-even rent $486

Max offer price $50,000

Occupancy floor 45%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-24
   listed $50,000 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,730
• − Mortgage interest: −$2,801
• − Property taxes: −$1,211
• − Insurance: −$250
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$1,455
• Taxable income: $7,497
• Est. tax owed @ 24.0%: −$1,799
• After-tax cash flow: $6,020/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: Pembroke Public Schools
• NCES district ID: 2309560
• Math proficiency: 95% ▲ 55.00%
• Reading proficiency: 95% ▲ 35.00%
• Median HH income: $34,164
• Composite: 78.59/100
• National rank: #75
• State rank: #18 of 112 in ME

Livability — Pembroke

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

Census & demographics

• Population (ZIP): 1,253

Population outlook (Washington County) Hauer SSP2

• Today (2025): 28,818 people
• By 2030: 27,147 · -5.8%
• By 2040: 23,809 · -17.4%
• By 2050: 21,035 · -27.0%
• By 2075: 16,793 · -41.7%
• By 2100: 14,395 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3% Native American 2%
• Common ancestry: Lithuanian 8% Slovak 5% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+23.5) · D 37.5% · R 61.0% · Other 1.6%
• 2008→2024 swing: -24.5pp toward R · 2008: 1.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+19.8 2016: R+16.2 2012: D+1.6 2008: D+1.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.30%
• Current HPI: 170.1721
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-24 Listed $50,000 MREIS

Property tax history

+3.8%/yr

Latest (2025): $1,211 · +26.9% YoY. Source: county tax records.