49 W Broadway · Lincoln, ME 04457

$195,000

4 bd · 1.5 ba · 1,684 sqft · SingleFamily · 272 Days on market

0.38 ac lot $116/sqft · 6% below area Est $208k · 6% under ↓ 34% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +10.3/15.0
• Cash flow +8.4/30.0
• Schools +6.8/10.0
• Livability +3.6/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 1,684 sq ft intown residence offers comfort, convenience, and exceptional flexibility. Located close to shops, restaurants, schools, and other amenities, the four-bedroom home has seen thoughtful upgrades in recent years, including porch renovations, roof improvements, and custom vinyl siding. Inside, you'll find a brand-new kitchen with modern appliances and a newly added half bathroom on the first floor. Central air conditioning provides year-round comfort, and the full concrete foundation offers long-term stability and room for future improvements. Situated on two connected lots, the property features generous yard space, off-street parking, and access from three streets. A garage under the rear of the home offers secure storage for a vehicle, lawn equipment, or recreational gear, with additional space available to build a detached garage if desired. The heating system has been converted from oil to natural gas for improved efficiency. Zoned for both residential and commercial use, the property presents excellent potential for a home-based business or conversion to a two-unit rental (subject to local approvals). A rare opportunity to own a versatile, updated property in a prime location.

Key facts

• Roof improvements
• Porch renovations
• Custom vinyl siding

Tags

• PORCH RENOVATIONS
• ROOF IMPROVEMENTS
• CUSTOM VINYL SIDING
• BRAND-NEW KITCHEN
• NEWLY ADDED HALF BATHROOM
• CENTRAL AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (24.0% below list).
• Recommended offer: $148k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.5% in Lincoln — 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 72/100 on livability (#56 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• RSU 67 (rural): math 79% / reading 85% proficiency, ranked #83 of 112 in ME (top 74%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 69 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $148,295 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 11.0

CMA / ARV

• ARV (median comp): $207,899
• List price: $195,000
• Delta: -6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Enfield Rd	0.34mi	4/2.0	1,686 (+0%)	3mo	$70,000	$42	79
37 Enfield Rd	0.31mi	4/2.5	1,760 (+4%)	10mo	$266,500	$151	66
11 Lake St	0.32mi	4/1.5	1,738 (+3%)	18mo	$140,000	$81	65
11 Taylor St	0.37mi	3/2.0 (-1)	1,784 (+6%)	6mo	$135,000	$76	61
97 Main St	0.37mi	4/2.0	1,750 (+4%)	20mo	$65,000	$37	58
108 Main St	0.38mi	3/2.0 (-1)	1,596 (-5%)	11mo	$235,000	$147	58
108 Enfield Rd	0.56mi	4/1.0	1,572 (-7%)	12mo	$208,000	$132	51
10 Pinkham St	0.71mi	3/1.0 (-1)	1,630 (-3%)	7mo	$95,000	$58	49
11 Tibbetts Dr	0.72mi	4/2.0	1,530 (-9%)	3mo	$215,000	$141	46
25 Ariel St	0.43mi	3/1.0 (-1)	1,456 (-14%)	10mo	$224,000	$154	42
14 Pinkham St	0.73mi	4/1.0	1,448 (-14%)	3mo	$164,300	$113	38
17 Lincoln St	0.49mi	4/2.0	1,900 (+13%)	22mo	$300,000	$158	35

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-42,790
• Equity at exit: $29,075

10-year hold

• IRR: -17.1%
• Equity multiple: 0.05×
• Total profit: $-51,610
• Equity at exit: $16,860

Cash invested: $54,600 (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 04457

• Home prices YoY: -7.1%
• Active inventory: 69
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,483 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-176

Break-even live

Break-even rent $1,706

Max offer price $169,522

Occupancy floor —

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $195,000 Active 272 DOM
2. 2026-06-17
   days on market $195,000 Active 271 DOM
3. 2026-06-16
   days on market $195,000 Active 270 DOM
4. 2026-06-15
   days on market $195,000 Active 269 DOM
5. 2026-06-13
   days on market $195,000 Active 267 DOM
6. 2026-06-12
   days on market $195,000 Active 266 DOM
7. 2026-06-09
   days on market $195,000 Active 263 DOM
8. 2026-06-08
   days on market $195,000 Active 262 DOM
9. 2026-06-07
   days on market $195,000 Active 261 DOM
10. 2026-06-07
    days on market $195,000 Active 260 DOM
11. 2026-06-04
    days on market $195,000 Active 257 DOM
12. 2026-06-02
    days on market $195,000 Active 256 DOM
13. 2026-06-01
    days on market $195,000 Active 255 DOM
14. 2026-05-31
    days on market $195,000 Active 254 DOM
15. 2026-05-31
    days on market $195,000 Active 253 DOM
16. 2026-02-15
    price $195,000 1230-char remark

    Show marketing remark (1230 chars)

    This well-maintained 1,684 sq ft intown residence offers comfort, convenience, and exceptional flexibility. Located close to shops, restaurants, schools, and other amenities, the four-bedroom home has seen thoughtful upgrades in recent years, including porch renovations, roof improvements, and custom vinyl siding. Inside, you'll find a brand-new kitchen with modern appliances and a newly added half bathroom on the first floor. Central air conditioning provides year-round comfort, and the full concrete foundation offers long-term stability and room for future improvements. Situated on two connected lots, the property features generous yard space, off-street parking, and access from three streets. A garage under the rear of the home offers secure storage for a vehicle, lawn equipment, or recreational gear, with additional space available to build a detached garage if desired. The heating system has been converted from oil to natural gas for improved efficiency. Zoned for both residential and commercial use, the property presents excellent potential for a home-based business or conversion to a two-unit rental (subject to local approvals). A rare opportunity to own a versatile, updated property in a prime location.

17. 2025-11-17
    price $295,000 1230-char remark

    Show marketing remark (1230 chars)

    This well-maintained 1,684 sq ft intown residence offers comfort, convenience, and exceptional flexibility. Located close to shops, restaurants, schools, and other amenities, the four-bedroom home has seen thoughtful upgrades in recent years, including porch renovations, roof improvements, and custom vinyl siding. Inside, you'll find a brand-new kitchen with modern appliances and a newly added half bathroom on the first floor. Central air conditioning provides year-round comfort, and the full concrete foundation offers long-term stability and room for future improvements. Situated on two connected lots, the property features generous yard space, off-street parking, and access from three streets. A garage under the rear of the home offers secure storage for a vehicle, lawn equipment, or recreational gear, with additional space available to build a detached garage if desired. The heating system has been converted from oil to natural gas for improved efficiency. Zoned for both residential and commercial use, the property presents excellent potential for a home-based business or conversion to a two-unit rental (subject to local approvals). A rare opportunity to own a versatile, updated property in a prime location.

18. 2025-09-19
    listed $349,000 Active 1230-char remark

    Show marketing remark (1230 chars)

    This well-maintained 1,684 sq ft intown residence offers comfort, convenience, and exceptional flexibility. Located close to shops, restaurants, schools, and other amenities, the four-bedroom home has seen thoughtful upgrades in recent years, including porch renovations, roof improvements, and custom vinyl siding. Inside, you'll find a brand-new kitchen with modern appliances and a newly added half bathroom on the first floor. Central air conditioning provides year-round comfort, and the full concrete foundation offers long-term stability and room for future improvements. Situated on two connected lots, the property features generous yard space, off-street parking, and access from three streets. A garage under the rear of the home offers secure storage for a vehicle, lawn equipment, or recreational gear, with additional space available to build a detached garage if desired. The heating system has been converted from oil to natural gas for improved efficiency. Zoned for both residential and commercial use, the property presents excellent potential for a home-based business or conversion to a two-unit rental (subject to local approvals). A rare opportunity to own a versatile, updated property in a prime location.

19. 2023-08-19
    price $249,000
20. 2023-04-11
    price $295,000

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

Taxation est. · year 1

• Rental income: $17,795
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$5,673
• Taxable loss: −$5,548
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $-781/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 67
• NCES district ID: 2314777
• Math proficiency: 79% ▲ 50.00%
• Reading proficiency: 85% ▲ 38.00%
• Median HH income: $36,167
• Composite: 67.98/100
• National rank: #357
• State rank: #83 of 112 in ME

Livability — Lincoln

• Score: 72/100
• State rank: #56
• US rank: #5896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, ME
• Population (ZIP): 5,755

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 12% Russian 2% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.76%
• Current HPI: 257.4607
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-33.9% since first listed

5 events — show timeline

• 2026-02-15 Price Changed $195,000 MREIS
• 2025-11-17 Price Changed $295,000 MREIS
• 2025-09-19 Listed $349,000 MREIS
• 2023-08-19 Price Changed $249,000 MREIS
• 2023-04-11 Price Changed $295,000 MREIS