2 Lucille Ave · Winslow, ME 04901

$249,999

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 6 Days on market

Built 1963 8,712 sqft lot Est $263k · 5% under ↓ 2% 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 +9.8/15.0
• Cash flow +9.3/30.0
• Schools +7.1/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super cute 3 Bedroom / 2 Bath home located in a great quiet neighborhood directly across from Norton Field! Sits on a well landscaped corner lot. detached 2 car garage, HW floors and oversized deck on rear of home. A Little TLC will go along way to making this a fabulous home! Don't miss out!

Key facts

• Gable roof
• 0.2 acre corner lot
• Aluminum siding

Tags

• 0.2 ACRE CORNER LOT
• ALUMINUM SIDING
• GABLE ROOF
• HOT WATER HEATING SYSTEM
• CLEAN DRYWALL FINISHES
• DETACHED 2 CAR GARAGE

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Detached 2-car garage; Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Water heater tied to heating system
• Home design: Single family residence; Built in 1963
• Construction: Wood frame construction; Clapboard siding; Shingle roof; Public records list building area
• Exterior features: Deck; Glassed-in porch; Corner lot; Level lot; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Hot water heating
• Interior features: First-floor bedroom; 5 total rooms
• Laundry & utility: Interior basement entry; Unfinished full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-185 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.4% below list).
• Recommended offer: $189k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.8% in Winslow — 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 83/100 on livability (#10 in ME, #937 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+.
• Winslow Schools (town): math 81% / reading 87% proficiency, ranked #61 of 112 in ME (top 54%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+6.3%/yr); 42 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $208k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $188,940 (24.4% 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. Built in 1963 — 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. 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?
5. 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.
6. 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.
7. 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: 5.41%
• Cash-on-cash: -3.17%
• DSCR: 0.86
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $263,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Robert St	0.25mi	3/1.5	1,512 (+3%)	0mo	$310,000	$205	84
4 Marie St	0.24mi	4/1.0 (+1)	1,498 (+2%)	6mo	$205,000	$137	74
5 Bert St	0.20mi	3/1.0	1,488 (+1%)	19mo	$277,500	$186	71
242 China Rd	0.53mi	3/2.0	1,456 (-1%)	4mo	$335,000	$230	68
5 Belanger St	0.37mi	3/2.0	1,488 (+1%)	18mo	$267,000	$179	64
8 Beck St	0.21mi	4/2.0 (+1)	1,593 (+8%)	10mo	$309,000	$194	61
88 Augusta Rd	0.22mi	3/1.5	1,691 (+15%)	5mo	$287,000	$170	61
8 Robert St	0.28mi	4/1.0 (+1)	1,313 (-11%)	4mo	$218,000	$166	58
15 Paine St	0.39mi	3/1.5	1,404 (-5%)	22mo	$335,000	$239	56
18 Sam St	0.20mi	3/2.0	1,664 (+13%)	17mo	$269,000	$162	53
7 Jack St	0.27mi	2/1.0 (-1)	1,593 (+8%)	17mo	$255,000	$160	52
2 Harry St	0.38mi	4/1.5 (+1)	1,579 (+7%)	20mo	$268,000	$170	49

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 · 6.3% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.35×
• Total profit: $-45,813
• Equity at exit: $37,276

10-year hold

• IRR: -5.1%
• Equity multiple: 0.62×
• Total profit: $-26,611
• Equity at exit: $21,615

Cash invested: $70,000 (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 04901

• Home prices YoY: -9.3%
• Rents YoY: 6.3%
• Active inventory: 42
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$262 /mo · $3,149/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-185

Break-even live

Break-even rent $2,124

Max offer price $217,322

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-114	+0% $-185	+5% $-256	+10% $-326
Rent	-10% $-334	-5% $-260	+0% $-185	+5% $-110	+10% $-36
Rate	-1.0pp $-59	-0.5pp $-121	base $-185	+0.5pp $-250	+1.0pp $-316

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $249,999 Active 6 DOM
2. 2026-06-18
   days on market $249,999 Active 5 DOM
3. 2026-06-17
   days on market $249,999 Active 4 DOM
4. 2026-06-16
   days on market $249,999 Active 3 DOM
5. 2026-06-15
   days on market $249,999 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $249,999 Active 1 DOM

ⓘ 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: $3,149 · $262/mo
• Projected year-2 tax: $3,274 · $273/mo
• Expected delta: +$125/yr (+$10/mo · 4.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $22,673
• − Mortgage interest: −$14,004
• − Property taxes: −$3,149
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$7,273
• Taxable loss: −$6,630
• Est. tax savings @ 24.0%: +$1,591
• After-tax cash flow: $-628/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: Winslow Schools
• NCES district ID: 2313860
• Math proficiency: 81% ▲ 52.00%
• Reading proficiency: 87% ▲ 28.00%
• Median HH income: $46,883
• Composite: 70.66/100
• National rank: #254
• State rank: #61 of 112 in ME

Livability — Winslow

• Score: 83/100
• State rank: #10
• US rank: #937

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winslow, ME
• County: Kennebec County · 54,560 people
• City population: 27,870
• Metro: Augusta-Waterville, ME
• Population (ZIP): 27,870
• Household income: $57,403
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1102.0

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 19% Slovak 4% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Spanish 1% Chinese 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.04%
• Current HPI: 351.0657
• Rent YoY: ▲ 6.30%
• Metro: Augusta-Waterville, ME
• State GDP YoY: —
• F500 in state: 0

Price history

-1.9% since first listed

9 events — show timeline

• 2026-06-13 Listed $249,999 MREIS
• 2023-12-29 Sold (MLS) $208,000 MREIS
• 2023-12-07 Pending — MREIS
• 2023-11-28 Pending — MREIS
• 2023-11-18 Delisted — MREIS
• 2023-11-09 Price Changed $219,900 MREIS
• 2023-10-06 Price Changed $234,900 MREIS
• 2023-09-07 Price Changed $244,900 MREIS
• 2023-08-17 Listed $254,900 MREIS

Property tax history

+5.1%/yr

Latest (2024): $3,149 · +0.0% YoY. Source: county tax records.