614 Federal Rd · Livermore Falls, ME 04253

$115,000

3 bd · 1.5 ba · 600 sqft · SingleFamily public records · 211 Days on market

Built 1947 2.00 ac lot $192/sqft · 10% below area ↓ 47% since listing

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Schools +6.5/10.0
• Appreciation +5.5/10.0
• 1% rule +5.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

Key facts

• First-floor bedroom
• Wood stove
• Open yard

Tags

• SEASONAL WATER VIEWS
• WOOD STOVE
• FIRST-FLOOR BEDROOM
• FIRST-FLOOR LAUNDRY
• OPEN YARD
• 2-BAY GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.7% in Livermore Falls — 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 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spruce Mountain Middle School (math 83% / reading 83%, grade A+, #47 of 85 statewide, top 58%, 358 students, 58% FRL); Spruce Mountain High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 408 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($795 loan paydown + $1k appreciation (1.1% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $100k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1947 — 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 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: 1.04% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (median comp): $282,142
• List price: $115,000
• Delta: -59.24%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.43×
• Total profit: $13,751
• Equity at exit: $39,548

10-year hold

• IRR: 12.3%
• Equity multiple: 2.51×
• Total profit: $48,498
• Equity at exit: $52,781

Cash invested: $32,200 (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 04253

• Home prices YoY: 0.2%
• Active inventory: 22
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,198 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $178

Break-even live

Break-even rent $973

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $243	-5% $210	+0% $178	+5% $145	+10% $113
Rent	-10% $83	-5% $130	+0% $178	+5% $225	+10% $273
Rate	-1.0pp $236	-0.5pp $207	base $178	+0.5pp $148	+1.0pp $118

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   price $115,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

2. 2026-05-14
   price $115,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

3. 2026-04-23
   price $130,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

4. 2026-03-21
   price $130,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

5. 2026-03-06
   status Active 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

6. 2026-03-03
   status Pending 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

7. 2026-01-05
   historical Active Under Contract 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

8. 2025-11-25
   price $174,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

9. 2025-11-06
   price $199,000 1134-char remark

   Show marketing remark (1134 chars)

   Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

10. 2025-10-23
    listed $215,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to 614 Federal Road in Livermore! This charming 3-bedroom, 1.25-bath home is hitting the market for the very first time, offering a genuine opportunity to own a piece of Maine at a great value. Inside, the home features a cozy living area with a wood stove, a convenient first-floor bedroom, and first-floor laundry for everyday ease. The layout is a solid starting point, and the property is being sold as is, giving the right buyer the chance to put their own stamp on it. Outside, an open yard surrounded by nature invites gardening, outdoor projects, or simply enjoying Maine in every season. Seasonal water views add an extra layer of charm throughout the year. A private back deck gives you a peaceful spot to unwind and take in the surroundings. The 2-bay garage with an attached workshop and garden shed rounds out the package nicely, with plenty of room for hobbies, storage, or projects. Conveniently located just a short drive from Jay, Turner, and Auburn, this property offers easy access to local amenities while keeping that quiet rural feel intact. First time on the market and priced to move. Come take a look.

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$74/yr (+$6/mo · 5.3%)

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

Taxation est. · year 1

• Rental income: $14,381
• − Mortgage interest: −$6,442
• − Property taxes: −$1,415
• − Insurance: −$575
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$3,345
• Taxable income: $303
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,061/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,847

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 19% Slovak 5% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 420.6771
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-46.5% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $115,000 MREIS
• 2026-05-14 Price Changed $115,000 MREIS
• 2026-04-23 Price Changed $130,000 MREIS
• 2026-03-21 Price Changed $130,000 MREIS
• 2026-03-06 Relisted — MREIS
• 2026-03-03 Pending — MREIS
• 2026-01-05 Contingent — MREIS
• 2025-11-25 Price Changed $174,000 MREIS
• 2025-11-06 Price Changed $199,000 MREIS
• 2025-10-23 Listed $215,000 MREIS

Property tax history

+3.0%/yr

Latest (2018): $1,415 · -2.5% YoY. Source: county tax records.