67 Sunflower Ln · Augusta, ME 04330

$525,000

3 bd · 3.0 ba · 2,780 sqft · MultiFamily · 49 Days on market

Built 2003 1.00 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Immaculate Ranch in just like new condition w/ a very private location! Open living area, vaulted ceilings w/ skylights, 3-4BR, 2 full BA, 2 half BA, Pretty Oak kitchen, large Family room, MBR Suite, full walkout bsmnt, nice landscaping. Very elegant!

Key facts

• Open concept living
• Cathedral ceilings
• Walk in closet

Tags

• OPEN CONCEPT LIVING
• CATHEDRAL CEILINGS
• WALK IN CLOSET
• PRIVATE BATHROOM
• JACUZZI TUB
• STAND UP SHOWER

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Attached 2-car garage with auto door opener and direct entry to living area; Additional on-site parking (5–10 spaces), gravel
• Utilities: Private water source; Private sewer; Water heater off heating system
• Home design: Single family residence; Built in 2003; Finished basement with walk-out, daylight access; Wood frame construction with vinyl siding; Shingle roof; Concrete perimeter foundation
• Construction: Vinyl siding; Wood frame; Shingle roof; Concrete perimeter foundation; Year built: 2003
• Exterior features: Deck; Porch; Well landscaped lot; Rolling/sloping terrain; Open and level areas; Wooded areas; Near golf course; Near turnpike/interstate; Rural setting; Private road access; Gravel and dirt road surface

Interior

• Kitchen: Refrigerator; Gas range; Dishwasher
• Bedrooms: Primary bedroom (first floor); Bedroom 1 (first floor); Bedroom 2 (first floor); Bonus room (basement, includes heat stove); Family room (basement); Other finished basement room
• Flooring: Vinyl; Laminate
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Zoned heating; Wood stove; Hot water heating; Baseboard heating; Circuit breaker electrical panel
• Interior features: Walk-in closets; First-floor bedroom; Bathtub; One-floor living; Pantry; Storage; Primary bedroom with bath; Total of 9 rooms
• Laundry & utility: Main level / first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $509k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.6% in Augusta — 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 81/100 on livability (#15 in ME, #1,476 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D-, employment F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+5.3%/yr); 55 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• At $5,716/mo this rent would consume 125% of the median local household income ($55k/yr) (locally 760% 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 $4k of loan paydown is wiped out by about $16k 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.
• At projected returns (-3.0% appreciation + 5.3% rent growth), your $147k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y 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 $205k; list at $525k implies a 156% gain — meaningful room to come down on a strong offer.

Recommended offer $509,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.09% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.03%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.35% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.10×
• Total profit: $14,637
• Equity at exit: $78,279

10-year hold

• IRR: 14.1%
• Equity multiple: 2.24×
• Total profit: $182,335
• Equity at exit: $45,392

Cash invested: $147,000 (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 04330

• Home prices YoY: -4.7%
• Rents YoY: 5.3%
• Active inventory: 55
• Price-to-rent: 23.0×

Monthly cashflow live

• Estimated rent: $5,716 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$192 /mo · $2,307/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,200
• Net cashflow: $1,351

Break-even live

Break-even rent $4,005

Max offer price $525,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$5,715
Total (3 units)			$5,716

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $525,000 Active 49 DOM
2. 2026-06-18
   days on market $525,000 Active 48 DOM
3. 2026-06-17
   days on market $525,000 Active 47 DOM
4. 2026-06-16
   days on market $525,000 Active 46 DOM
5. 2026-06-15
   days on market $525,000 Active 45 DOM
6. 2026-06-14
   days on market $525,000 Active 43 DOM
7. 2026-06-12
   days on market $525,000 Active 42 DOM
8. 2026-06-09
   days on market $525,000 Active 39 DOM
9. 2026-06-08
   days on market $525,000 Active 38 DOM
10. 2026-06-07
    days on market $525,000 Active 37 DOM
11. 2026-06-05
    days on market $525,000 Active 34 DOM
12. 2026-06-03
    days on market $525,000 Active 33 DOM
13. 2026-06-02
    days on market $525,000 Active 32 DOM
14. 2026-06-01
    days on market $525,000 Active 31 DOM
15. 2026-05-31
    days on market $525,000 Active 30 DOM
16. 2026-05-30
    days on market $525,000 Active 29 DOM
17. 2026-05-01
    listed $525,000 Active 1647-char remark
18. 2013-06-12
    soldstatus $205,000 251-char remark

    Show marketing remark (251 chars)

    Immaculate Ranch in just like new condition w/ a very private location! Open living area, vaulted ceilings w/ skylights, 3-4BR, 2 full BA, 2 half BA, Pretty Oak kitchen, large Family room, MBR Suite, full walkout bsmnt, nice landscaping. Very elegant!

ⓘ 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: $2,307 · $192/mo
• Projected year-2 tax: $4,724 · $394/mo
• Expected delta: +$2,416/yr (+$201/mo · 104.7%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $68,592
• − Mortgage interest: −$29,408
• − Property taxes: −$2,307
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,487
• − Management: −$5,487
• − Depreciation: −$15,273
• Taxable income: $8,004
• Est. tax owed @ 24.0%: −$1,921
• After-tax cash flow: $14,297/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Augusta

• Score: 81/100
• State rank: #15
• US rank: #1476

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kennebec County · 54,560 people
• City population: 26,690
• Metro: Augusta-Waterville, ME
• Population (ZIP): 26,690
• Household income: $54,775
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 760.0

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 4% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 4% 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: ▼ -17.46%
• Current HPI: 353.9463
• Rent YoY: ▲ 5.35%
• Metro: Augusta-Waterville, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+133.3% since first listed

7 events — show timeline

• 2026-05-01 Listed $525,000 MREIS
• 2026-04-28 Delisted — MREIS
• 2026-01-02 Relisted — MREIS
• 2025-12-19 Pending — MREIS
• 2025-11-21 Listed $525,000 MREIS
• 2013-06-12 Sold (MLS) $205,000 MREIS
• 2010-04-05 Listed $225,000 MREIS

Property tax history

+1.8%/yr

Latest (2025): $2,307 · +5.3% YoY. Source: county tax records.