12 Western Ave · Hampden, ME 04444

$210,000

2 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 82 Days on market

Built 1920 0.25 ac lot $143/sqft · 25% below area Est $282k · 25% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• Schools +7.9/10.0
• DSCR +5.7/10.0
• 1% rule +4.5/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Right in the heart of town, this 3-4 bedroom home offers space, convenience, and flexibility you don't often find in one package. With large, sunny rooms and a layout that lives comfortably, it's a home that feels open and easy from the moment you walk in. The living room stands out with its tin walls and ceiling, adding character you won't see every day. The home heats efficiently, making it practical as well as inviting. Location is where this property really shines - it's close to restaurants, schools, grocery stores, and the interstate, and right on the bus route for easy access to everything you need. Zoned for both commercial and residential use, this opens the door to a variety of possibilities - live here, work here, or both. If you're looking for space, light, and in-town convenience with a little personality, this one is worth a look

Key facts

• Efficient heating
• Tin walls
• Close to restaurants

Tags

• TIN WALLS
• TIN CEILING
• EFFICIENT HEATING
• ZONED FOR COMMERCIAL USE
• ZONED FOR RESIDENTIAL USE
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (5.1% below list).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 2.9% in Hampden — 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 90/100 on livability (#1 in ME, #105 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F.
• RSU 22 (suburban): math 91% / reading 92% proficiency, ranked #16 of 112 in ME (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 82 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $210k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.95% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.8

CMA / ARV

• ARV (median comp): $281,851
• List price: $210,000
• Delta: -25.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Adams Way	0.70mi	3/2.0 (+1)	1,454 (-1%)	16mo	$318,000	$219	44

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-22,292
• Equity at exit: $31,312

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-4,319
• Equity at exit: $18,157

Cash invested: $58,800 (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 04444

• Home prices YoY: -14.3%
• Active inventory: 97
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $184

Break-even live

Break-even rent $1,760

Max offer price $210,000

Occupancy floor 86%

Sensitivity live

Price	-10% $303	-5% $244	+0% $184	+5% $125	+10% $66
Rent	-10% $27	-5% $106	+0% $184	+5% $263	+10% $342
Rate	-1.0pp $290	-0.5pp $238	base $184	+0.5pp $130	+1.0pp $75

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Western Ave Hampden, ME	3.0	2.0	1700	$3,000	$1.76	44d	1	0.20mi

Listing history 22 events

1. 2026-06-19
   days on market $210,000 Active 82 DOM
2. 2026-06-18
   days on market $210,000 Active 81 DOM
3. 2026-06-17
   days on market $210,000 Active 80 DOM
4. 2026-06-16
   days on market $210,000 Active 79 DOM
5. 2026-06-15
   days on market $210,000 Active 78 DOM
6. 2026-06-14
   days on market $210,000 Active 76 DOM
7. 2026-06-13
   days on market $210,000 Active 75 DOM
8. 2026-06-10
   days on market $210,000 Active 73 DOM
9. 2026-06-09
   days on market $210,000 Active 72 DOM
10. 2026-06-08
    days on market $210,000 Active 71 DOM
11. 2026-06-07
    days on market $210,000 Active 70 DOM
12. 2026-06-05
    days on market $210,000 Active 67 DOM
13. 2026-06-03
    days on market $210,000 Active 66 DOM
14. 2026-06-02
    days on market $210,000 Active 65 DOM
15. 2026-06-01
    days on market $210,000 Active 64 DOM
16. 2026-05-31
    days on market $210,000 Active 63 DOM
17. 2026-05-30
    days on market $210,000 Active 62 DOM
18. 2026-05-02
    price $210,000 855-char remark

    Show marketing remark (855 chars)

    Right in the heart of town, this 3-4 bedroom home offers space, convenience, and flexibility you don't often find in one package. With large, sunny rooms and a layout that lives comfortably, it's a home that feels open and easy from the moment you walk in. The living room stands out with its tin walls and ceiling, adding character you won't see every day. The home heats efficiently, making it practical as well as inviting. Location is where this property really shines - it's close to restaurants, schools, grocery stores, and the interstate, and right on the bus route for easy access to everything you need. Zoned for both commercial and residential use, this opens the door to a variety of possibilities - live here, work here, or both. If you're looking for space, light, and in-town convenience with a little personality, this one is worth a look

19. 2026-04-10
    status Active 855-char remark

    Show marketing remark (855 chars)

    Right in the heart of town, this 3-4 bedroom home offers space, convenience, and flexibility you don't often find in one package. With large, sunny rooms and a layout that lives comfortably, it's a home that feels open and easy from the moment you walk in. The living room stands out with its tin walls and ceiling, adding character you won't see every day. The home heats efficiently, making it practical as well as inviting. Location is where this property really shines - it's close to restaurants, schools, grocery stores, and the interstate, and right on the bus route for easy access to everything you need. Zoned for both commercial and residential use, this opens the door to a variety of possibilities - live here, work here, or both. If you're looking for space, light, and in-town convenience with a little personality, this one is worth a look

20. 2026-04-06
    status Pending 855-char remark

    Show marketing remark (855 chars)

    Right in the heart of town, this 3-4 bedroom home offers space, convenience, and flexibility you don't often find in one package. With large, sunny rooms and a layout that lives comfortably, it's a home that feels open and easy from the moment you walk in. The living room stands out with its tin walls and ceiling, adding character you won't see every day. The home heats efficiently, making it practical as well as inviting. Location is where this property really shines - it's close to restaurants, schools, grocery stores, and the interstate, and right on the bus route for easy access to everything you need. Zoned for both commercial and residential use, this opens the door to a variety of possibilities - live here, work here, or both. If you're looking for space, light, and in-town convenience with a little personality, this one is worth a look

21. 2026-03-25
    listed $225,000 Active 855-char remark

    Show marketing remark (855 chars)

    Right in the heart of town, this 3-4 bedroom home offers space, convenience, and flexibility you don't often find in one package. With large, sunny rooms and a layout that lives comfortably, it's a home that feels open and easy from the moment you walk in. The living room stands out with its tin walls and ceiling, adding character you won't see every day. The home heats efficiently, making it practical as well as inviting. Location is where this property really shines - it's close to restaurants, schools, grocery stores, and the interstate, and right on the bus route for easy access to everything you need. Zoned for both commercial and residential use, this opens the door to a variety of possibilities - live here, work here, or both. If you're looking for space, light, and in-town convenience with a little personality, this one is worth a look

22. 2014-11-10
    soldstatus $48,500 279-char remark

    Show marketing remark (279 chars)

    So much potential. This 4Bd colonial is zoned Village Commercial & is centrally located. With some updates & TLC, it could make someone a nice home or use it in a business venture. Newer roof, windows & some updates already made. Encl porch & 3 bay garage

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,636 · $220/mo
• Expected delta: +$220/yr (+$18/mo · 9.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,916
• − Mortgage interest: −$11,763
• − Property taxes: −$2,416
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$6,109
• Taxable loss: −$1,249
• Est. tax savings @ 24.0%: +$300
• After-tax cash flow: $2,512/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 22
• NCES district ID: 2314815
• Math proficiency: 91% ▲ 49.00%
• Reading proficiency: 92% ▲ 26.00%
• Median HH income: $65,487
• Composite: 78.68/100
• National rank: #72
• State rank: #16 of 112 in ME

Livability — Hampden

• Score: 90/100
• State rank: #1
• US rank: #105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampden, ME
• County: Penobscot County · 81,539 people
• City population: 9,371
• Metro: Bangor, ME
• Population (ZIP): 9,371
• Household income: $106,554
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 103.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% German/W. Germanic 0%

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: ▼ -56.30%
• Current HPI: 335.987
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+333.0% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $210,000 MREIS
• 2026-04-10 Relisted — MREIS
• 2026-04-06 Pending — MREIS
• 2026-03-25 Listed $225,000 MREIS
• 2014-11-10 Sold (MLS) $48,500 MREIS

Property tax history

+4.2%/yr

Latest (2025): $2,416 · +24.1% YoY. Source: county tax records.