17 East Side · Deer Isle, ME 04627

$65,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 38 Days on market

Built 1960 0.35 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
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

Key facts

• Generator hook up
• Exposed beams
• 0.35 acre lot

Tags

• EXPOSED BEAMS
• GENERATOR HOOK UP

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (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.
• Deer Isle-Stonington CSD (rural): math 15% / reading 40% proficiency, ranked #173 of 185 in ME (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $1k appreciation (1.7% local appreciation)).
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $30k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.79% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.55%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.2%
• Equity multiple: 2.82×
• Total profit: $33,080
• Equity at exit: $24,676

10-year hold

• IRR: 35.7%
• Equity multiple: 5.51×
• Total profit: $82,059
• Equity at exit: $34,809

Cash invested: $18,200 (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 04627

• Home prices YoY: 0.9%
• Active inventory: 19
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$87 /mo · $1,043/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $463

Break-even live

Break-even rent $576

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-02-26
   status Pending
2. 2026-02-23
   price $65,000
3. 2026-02-11
   price $87,500
4. 2026-02-03
   status Active
5. 2026-01-30
   status Pending
6. 2026-01-14
   listed $95,000 Active
7. 2021-05-12
   soldstatus $150,000 Closed 442-char remark

   Show marketing remark (442 chars)

   Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

8. 2021-03-21
   status Pending - Continue to Show 442-char remark

   Show marketing remark (442 chars)

   Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

9. 2021-02-15
   price $159,000 442-char remark

   Show marketing remark (442 chars)

   Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

10. 2021-02-15
    status Active 442-char remark

    Show marketing remark (442 chars)

    Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

11. 2020-12-23
    historical 442-char remark

    Show marketing remark (442 chars)

    Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

12. 2020-09-13
    status Active 442-char remark

    Show marketing remark (442 chars)

    Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

13. 2020-08-23
    status Pending - Continue to Show 442-char remark

    Show marketing remark (442 chars)

    Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

14. 2020-06-23
    listed $145,000 Active 442-char remark

    Show marketing remark (442 chars)

    Comfortable and efficient, this cozy year-round home located on a quiet street may be the perfect package you've been looking for! Single level ranch with recently updated exterior doors, insulation, & exterior paint. Two bay garage with electric and work space. Sunny deck towards the backyard for relaxing and grilling. Inviting covered porch with new railings on the front of the home. All located on a well landscaped, 0.35 acre lot.

15. 2020-06-11
    historical
16. 2020-01-23
    price $145,000
17. 2019-08-06
    price $149,000
18. 2019-06-29
    listed $165,000 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: $1,043 · $87/mo
• Projected year-2 tax: $1,043 · $87/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $13,947
• − Mortgage interest: −$3,641
• − Property taxes: −$1,043
• − Insurance: −$325
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,891
• Taxable income: $4,815
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $4,404/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: Deer Isle-Stonington CSD
• NCES district ID: 2304895
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 40% ▲ 15.00%
• Median HH income: $43,358
• Composite: 26.39/100
• National rank: #12658
• State rank: #173 of 185 in ME

Livability — Deer Isle

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

Census & demographics

• Population (ZIP): 1,883

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% Native American 2% Two or more races 2%
• Common ancestry: Slovak 8% Lithuanian 4% German 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 4% Russian/Polish/Slavic 1%

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: ▲ 1.72%
• Current HPI: 185.2752
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-60.6% since first listed

18 events — show timeline

• 2026-02-26 Pending — MREIS
• 2026-02-23 Price Changed $65,000 MREIS
• 2026-02-11 Price Changed $87,500 MREIS
• 2026-02-03 Relisted — MREIS
• 2026-01-30 Pending — MREIS
• 2026-01-14 Listed $95,000 MREIS
• 2021-05-12 Sold (MLS) $150,000 MREIS
• 2021-03-21 Pending — MREIS
• 2021-02-15 Price Changed $159,000 MREIS
• 2021-02-15 Relisted — MREIS
• 2020-12-23 Delisted — MREIS
• 2020-09-13 Relisted — MREIS
• 2020-08-23 Pending — MREIS
• 2020-06-23 Listed $145,000 MREIS
• 2020-06-11 Delisted — MREIS
• 2020-01-23 Price Changed $145,000 MREIS
• 2019-08-06 Price Changed $149,000 MREIS
• 2019-06-29 Listed $165,000 MREIS

Property tax history

-0.1%/yr

Latest (2025): $1,043 · +7.0% YoY. Source: county tax records.