80 Pleasant St · Rockland, ME 04841

$350,000

6 bd · 2.0 ba · 2,271 sqft · MultiFamily public records · 38 Days on market

Built 1870 5,227 sqft lot $154/sqft · at area comps Est $297k · 18% over

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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 +24.5/30.0
• DSCR +7.9/10.0
• Schools +6.8/10.0
• 1% rule +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Opportunity knocks at 80 Pleasant Street in Rockland. This in-town side by side duplex offers flexibility, income potential, and the chance to build equity in one of Midcoast Maine's most desirable coastal communities. One unit is currently occupied by a long-term tenant, providing immediate rental income, while the second unit opens the door for owner-occupancy, additional rental income, or your next renovation project. Bring your ideas, your vision, and your contractor. With solid bones, character, and a convenient location close to downtown shops, restaurants, the waterfront, and local amenities, this property is ready for its next chapter. Whether you're looking to invest, offset your m

Key facts

• Income potential
• Side by side duplex
• Convenient location

Tags

• SIDE BY SIDE DUPLEX
• INCOME POTENTIAL
• OWNER OCCUPANCY
• RENTAL INCOME
• CONVENIENT LOCATION
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Financial info: Total of 2 units; Gross income reported at $18,000; Operating expenses reported at $2,500; One unit shows actual rent of $1,500

Exterior

• Parking: Gravel parking with space for 1–4 vehicles
• Utilities: Public water; Public sewer; Electric water heaters (electric); Dedicated electric and gas meters for each unit
• Home design: Duplex; Built in 1870; Paved road access; Zoned Res B
• Construction: Wood frame construction with vinyl siding; Shingle roof; Above-grade finished area approximately 1,956 sq ft
• Exterior features: Deck; Porch; Shed(s); Corner lot, level, with sidewalks; Near public beach, in town neighborhood

Interior

• Kitchen: Refrigerator in each unit
• Bedrooms: One 4-bedroom unit on the first level; One 2-bedroom unit on the first level
• Flooring: Carpet; Wood; Engineered hardwood
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Direct vent heater; Circuit breaker electrical
• Interior features: Carpet and wood (engineered hardwood) flooring
• Laundry & utility: Washer hookup; Each unit has a dedicated water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive. Per door: $360/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.3% in Rockland — 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 62/100 on livability (#116 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, amenities F, commute F.
• RSU 13 (town): math 77% / reading 85% proficiency, ranked #84 of 112 in ME (top 75%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 71 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).
• At $3,955/mo this rent would consume 84% of the median local household income ($57k/yr) (locally 279% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $175k; list at $350k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $339,500 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.13% ✓
• Cap rate: 8.76%
• Cash-on-cash: 8.82%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $296,543
• List price: $350,000
• Delta: 18.03%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Crescent St	0.41mi	6/4.0	2,540 (+12%)	17mo	$236,000	$93	39

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-10,801
• Equity at exit: $52,186

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $49,857
• Equity at exit: $30,262

Cash invested: $98,000 (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 04841

• Home prices YoY: -17.8%
• Active inventory: 71
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,955 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$423 /mo · $5,077/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$831
• Net cashflow: $720

Break-even live

Break-even rent $3,043

Max offer price $350,000

Occupancy floor 77%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,956
Total (2 units)			$3,955

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $350,000 Active 38 DOM
2. 2026-06-17
   days on market $350,000 Active 37 DOM
3. 2026-06-16
   days on market $350,000 Active 36 DOM
4. 2026-06-15
   days on market $350,000 Active 35 DOM
5. 2026-06-14
   days on market $350,000 Active 33 DOM
6. 2026-06-10
   days on market $350,000 Active 30 DOM
7. 2026-06-09
   days on market $350,000 Active 29 DOM
8. 2026-06-08
   days on market $350,000 Active 28 DOM
9. 2026-06-07
   days on market $350,000 Active 27 DOM
10. 2026-06-03
    days on market $350,000 Active 23 DOM
11. 2026-06-02
    days on market $350,000 Active 22 DOM
12. 2026-06-01
    days on market $350,000 Active 21 DOM
13. 2026-05-31
    days on market $350,000 Active 20 DOM
14. 2026-05-31
    days on market $350,000 Active 19 DOM
15. 2026-05-11
    listed $350,000 Active 971-char remark
16. 2025-07-28
    price $350,000
17. 2025-07-28
    price $350,000
18. 2022-11-14
    soldstatus $175,000 Closed
19. 2022-09-26
    status Pending
20. 2022-09-06
    price $199,900
21. 2022-08-30
    listed $209,900 Active
22. 2008-09-17
    soldstatus $140,000
23. 2005-03-29
    soldstatus $105,000

ⓘ 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: $5,077 · $423/mo
• Projected year-2 tax: $5,077 · $423/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 5/10 Major 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $47,460
• − Mortgage interest: −$19,605
• − Property taxes: −$5,077
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,797
• − Management: −$3,797
• − Depreciation: −$10,182
• Taxable income: $3,252
• Est. tax owed @ 24.0%: −$781
• After-tax cash flow: $7,861/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 13
• NCES district ID: 2314787
• Math proficiency: 77% ▲ 51.00%
• Reading proficiency: 85% ▲ 36.00%
• Median HH income: $43,177
• Composite: 67.81/100
• National rank: #363
• State rank: #84 of 112 in ME

Livability — Rockland

• Score: 62/100
• State rank: #116
• US rank: #16831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockland, ME
• County: Knox County · 7,035 people
• City population: 7,035
• Metro: nan
• Population (ZIP): 7,035
• Household income: $56,533
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 279.0

Population outlook (Knox County) Hauer SSP2

• Today (2025): 39,304 people
• By 2030: 38,497 · -2.1%
• By 2040: 36,090 · -8.2%
• By 2050: 33,681 · -14.3%
• By 2075: 29,934 · -23.8%
• By 2100: 24,633 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 12% Serbian 8% Lithuanian 5%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Knox

• 2024 margin: D (+18.6) · D 58.2% · R 39.6% · Other 2.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 21.4pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+19.9 2016: D+14.3 2012: D+22.6 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.90%
• Current HPI: 341.7862
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+127.3% since first listed

20 events — show timeline

• 2026-05-11 Listed $350,000 MREIS
• 2026-01-01 Delisted — MREIS
• 2026-01-01 Delisted — MREIS
• 2025-12-17 Relisted — MREIS
• 2025-12-17 Relisted — MREIS
• 2025-11-09 Pending — MREIS
• 2025-11-09 Pending — MREIS
• 2025-07-28 Price Changed $350,000 MREIS
• 2025-07-28 Price Changed $350,000 MREIS
• 2025-06-10 Listed $375,000 MREIS
• 2025-06-09 Listed $375,000 MREIS
• 2022-11-14 Sold (MLS) $175,000 MREIS
• 2022-09-26 Pending — MREIS
• 2022-09-06 Price Changed $199,900 MREIS
• 2022-08-30 Listed $209,900 MREIS
• 2008-09-17 Sold (Public Records) $140,000 Public Records
• 2005-03-29 Sold (Public Records) $105,000 Public Records
• 2004-06-11 Listed $139,500 MREIS
• 2003-12-02 Listed $139,500 MREIS
• 2003-05-29 Listed $154,000 MREIS

Property tax history

+6.5%/yr

Latest (2025): $5,077 · +41.5% YoY. Source: county tax records.