30 Burnham St · Old Town, ME 04468

$199,900

4 bd · 1.0 ba · 1,263 sqft · SingleFamily public records · 331 Days on market

Built 1900 5,227 sqft lot $158/sqft · 14% below area Est $236k · 15% under

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Why this score? — see what drove the B- 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 +21.1/30.0
• ARV discount +14.5/15.0
• Schools +6.8/10.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

Key facts

• Spacious backyard
• Three season porch
• Full bath

Tags

• FIRST FLOOR BEDROOM
• FULL BATH
• THREE SEASON PORCH
• SPACIOUS BACKYARD
• EASY ACCESS TO CAMPUS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.0% in Old Town — 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 75/100 on livability (#38 in ME, #3,905 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• RSU 34 (suburban): math 81% / reading 83% proficiency, ranked #80 of 112 in ME (top 71%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Old Town Elementary School (math 83% / reading 83%, grade A+, #151 of 294 statewide, top 52%, 427 students, 57% FRL); Leonard Middle School (math 80% / reading 80%, grade A+, #59 of 85 statewide, top 71%, 306 students, 49% FRL); Old Town High School (math 87% / reading 98%, grade A+, #26 of 108 statewide, top 23%, 536 students, 46% FRL).
• Market conditions: 46 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent runs 44% of the median local income ($56k/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 $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 331 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $118k; list at $200k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.04% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $236,481
• List price: $199,900
• Delta: -15.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
488 Main St	0.25mi	3/1.0 (-1)	1,188 (-6%)	2mo	$239,000	$201	72
126 Bosworth St	0.66mi	3/1.0 (-1)	1,262 (-0%)	10mo	$217,000	$172	56
633 Main St	0.13mi	3/1.0 (-1)	1,424 (+13%)	14mo	$249,000	$175	56
399 4th St	0.58mi	3/1.5 (-1)	1,250 (-1%)	13mo	$184,000	$147	54
556 Brunswick St	0.17mi	3/1.0 (-1)	1,136 (-10%)	24mo	$238,000	$210	50
642 Main St	0.52mi	3/1.0 (-1)	1,354 (+7%)	11mo	$90,000	$66	50
17 Wilson St	0.57mi	3/1.0 (-1)	1,377 (+9%)	15mo	$227,900	$166	41

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,144
• Equity at exit: $29,806

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,215
• Equity at exit: $17,284

Cash invested: $55,972 (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 04468

• Home prices YoY: -1.8%
• Active inventory: 46
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,071 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $286

Break-even live

Break-even rent $1,709

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $399	-5% $343	+0% $286	+5% $230	+10% $173
Rent	-10% $123	-5% $205	+0% $286	+5% $368	+10% $450
Rate	-1.0pp $387	-0.5pp $337	base $286	+0.5pp $235	+1.0pp $182

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Eaton St Old Town, ME	3.0	1.0	1200	$2,100	$1.75	46d	1	0.31mi
53 Perkins Ave Apt 1 Old Town, ME	3.0	1.5	1400	$2,100	$1.50	46d	1	0.47mi
128 Jefferson St Old Town, ME	3.0	1.0	1300	$1,850	$1.42	46d	1	0.64mi
21 Jefferson St Unit 5 Old Town, ME	3.0	2.0	1250	$1,795	$1.44	46d	1	0.83mi
41 County Rd Milford, ME	3.0	2.0	1000	$1,500	$1.50	46d	1	1.28mi

Listing history 15 events

1. 2026-04-14
   price $199,900 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

2. 2026-02-03
   status Active 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

3. 2026-01-28
   historical Active Under Contract 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

4. 2025-09-09
   price $204,900 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

5. 2025-08-14
   price $214,900 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

6. 2025-06-24
   listed $219,900 Active 490-char remark

   Show marketing remark (490 chars)

   Just minutes from UMaine, this 3-bedroom, 2-bath Cape is a solid opportunity for buyers looking to add value in a high-demand college-town location. Offering a first-floor bedroom and full bath, plus two additional bedrooms and another full bath upstairs, the layout supports both owner-occupied and rental use. A three-season porch and generous backyard add to the home's appeal. This property is well-suited for investors or buyers ready to update and build equity near campus and Bangor.

7. 2023-12-23
   historical $2,000
8. 2023-11-17
   listed $2,000
9. 2022-04-28
   price $1,900
10. 2016-07-21
    soldstatus $117,900 Sold 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

11. 2016-06-09
    status Pending 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

12. 2016-05-16
    status Active 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

13. 2016-04-27
    status Pending 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

14. 2016-04-21
    price $117,900 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

15. 2016-03-25
    listed $119,900 Active 408-char remark

    Show marketing remark (408 chars)

    This charming cape is conveniently located for an easy commute to Umaine. The home is neat, and well cared for featuring newer appliances, a first floor bedroom & bathroom, and comfortable floor plan. Enjoy your summer days in the spacious back yard, gardening in the raised garden beds, or reading in the 3 season porch. Just a few of the updates include, a new roof, insulation, and flooring in 2015!

ⓘ 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: $2,619 · $218/mo
• Projected year-2 tax: $2,669 · $222/mo
• Expected delta: +$50/yr (+$4/mo · 1.9%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 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: $24,853
• − Mortgage interest: −$11,198
• − Property taxes: −$2,619
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,988
• − Management: −$1,988
• − Depreciation: −$5,815
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $3,377/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 34
• NCES district ID: 2314782
• Math proficiency: 81% ▲ 48.00%
• Reading proficiency: 83% ▲ 31.00%
• Median HH income: $39,466
• Composite: 68.31/100
• National rank: #351
• State rank: #80 of 112 in ME

Livability — Old Town

• Score: 75/100
• State rank: #38
• US rank: #3905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Town, ME
• County: Penobscot County · 81,539 people
• City population: 9,291
• Metro: Bangor, ME
• Population (ZIP): 9,291
• Household income: $56,358
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 334.0

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 (88%)
• Race & ethnicity: White 88% Native American 6% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% 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: ▼ -5.29%
• Current HPI: 285.3183
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+66.7% since first listed

15 events — show timeline

• 2026-04-14 Price Changed $199,900 MREIS
• 2026-02-03 Relisted — MREIS
• 2026-01-28 Contingent — MREIS
• 2025-09-09 Price Changed $204,900 MREIS
• 2025-08-14 Price Changed $214,900 MREIS
• 2025-06-24 Listed $219,900 MREIS
• 2023-12-23 Rental Removed $2,000 BUILDIUM
• 2023-11-17 Listed for Rent $2,000 BUILDIUM
• 2022-04-28 Price Changed $1,900 BUILDIUM
• 2016-07-21 Sold (MLS) $117,900 MREIS
• 2016-06-09 Pending — MREIS
• 2016-05-16 Relisted — MREIS
• 2016-04-27 Pending — MREIS
• 2016-04-21 Price Changed $117,900 MREIS
• 2016-03-25 Listed $119,900 MREIS

Property tax history

+4.1%/yr

Latest (2025): $2,619 · +12.9% YoY. Source: county tax records.