177 Barton Rd · Windsor, ME 04363

$135,000

2 bd · 1.0 ba · 950 sqft · Other · 3 Days on market

Built 1967 1.00 ac lot

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.3/10.0
• DSCR +4.8/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Opportunity for a move in condition home at an affordable price. Kitchen, Dining Room, Living Room, Office, 2 bedrooms, Full Bathroom and a Mudroom! Metal roof, 2 sheds and a cute well house all on a beautiful lot with a circular drive! 20% down financing options and cash purchases only! It will be hard to find another home at this price!

Key facts

• Metal roof
• Circular drive
• Beautiful lot

Tags

• MOVE IN CONDITION
• METAL ROOF
• CIRCULAR DRIVE
• BEAUTIFUL LOT

Property features AI

Finance

• Other: Zoned residential; Lot approximately 1 acre

Exterior

• Parking: Gravel parking with space for 5–10 vehicles
• Utilities: Private water; Private sewer; Electric service with circuit breakers
• Home design: Mobile home; Single-story (first level living); Built in 1967; Faces unspecified direction
• Construction: Steel frame and wood frame construction; Aluminum, vinyl and wood siding; Metal roof; Built on foundation (type not specified)
• Exterior features: Rural, level lot; Paved road access

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Two bedrooms on the first level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Office; Mud room; Living room; Dining room
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $58 ($691/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 $116k (14.0% below list).
• Recommended offer: $116k (14.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 12 (rural): math 86% / reading 86% proficiency, ranked #50 of 112 in ME (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 28 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.

Recommended offer $116,163 (14.0% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $77,164
• Equity at exit: $121,619

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $224,297
• Equity at exit: $262,275

Cash invested: $37,800 (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 04363

• Home prices YoY: 4.3%
• Active inventory: 28
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$96 /mo · $1,151/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $58

Break-even live

Break-even rent $1,089

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $96	+0% $58	+5% $19	+10% $-19
Rent	-10% $-34	-5% $12	+0% $58	+5% $103	+10% $149
Rate	-1.0pp $126	-0.5pp $92	base $58	+0.5pp $23	+1.0pp $-13

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $135,000 Active 3 DOM
2. 2026-06-19
   remarks 346-char remark
3. 2026-06-19
   listed $135,000 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: $1,151 · $96/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$342/yr (+$29/mo · 29.8%)

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

Taxation est. · year 1

• Rental income: $13,940
• − Mortgage interest: −$7,562
• − Property taxes: −$1,151
• − Insurance: −$675
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,927
• Taxable loss: −$1,606
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,076/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 12
• NCES district ID: 2314780
• Math proficiency: 86% ▲ 58.00%
• Reading proficiency: 86% ▲ 35.00%
• Median HH income: $49,792
• Composite: 72.62/100
• National rank: #197
• State rank: #50 of 112 in ME

Livability — Windsor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,666

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Italian 4% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▲ 10.50%
• Current HPI: 254.0093
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+172.7% since first listed

4 events — show timeline

• 2026-06-18 Listed $135,000 MREIS
• 2019-04-26 Delisted — MREIS
• 2018-10-01 Price Changed $45,000 MREIS
• 2018-04-27 Listed $49,500 MREIS

Property tax history

+6.7%/yr

Latest (2025): $1,151 · +2.2% YoY. Source: county tax records.