33 Whittier Rd · Belfast, ME 04915

$189,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 14 Days on market

Built 2005 2.00 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• Schools +6.7/10.0
• 1% rule +5.9/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained TURN KEY Home 3 bed 2 bath close to Town. Nice back deck recently installed. Newer appliances recently installed. Private 2 acre lot on a dead end rd. WONT LAST LONG CALL TODAY agent related Check out the 360degree virtual tour. Broker related.

Key facts

• Private acres
• Outdoor space
• 2 acre lot

Tags

• PRIVATE ACRES
• PEACEFUL COUNTRY SETTING
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking with 5–10 spaces
• Utilities: Private water; Private sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single family residence; Modular (double wide); One-story entry (all main rooms listed on first level); Built in 2005
• Construction: Vinyl siding; Shingle roof
• Exterior features: Rural, level lot; Right of way access; Gravel and dirt road access

Interior

• Kitchen: Kitchen (first level)
• Bedrooms: Primary bedroom (first level); Bedroom 2 (first level); Bedroom 3 (first level)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.2% vs local median 2.5% in Belfast — 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 82/100 on livability (#14 in ME, #1,247 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute C-, schools D+, amenities F.
• RSU 71 (town): math 79% / reading 82% proficiency, ranked #85 of 112 in ME (top 76%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 119 active listings in the ZIP; 143 units permitted in Waldo County in 2024 (0 in 5+ unit buildings).

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.
• Waldo County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 17y 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 $134k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $189,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.09% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $388,752
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Back Searsport Rd	0.31mi	3/2.0	1,282 (-12%)	23mo	$342,000	$267	47
135 Swan Lake Ave	0.50mi	2/1.0 (-1)	1,400 (-4%)	20mo	$198,750	$142	44

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,287
• Equity at exit: $28,181

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $15,199
• Equity at exit: $16,341

Cash invested: $52,920 (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 04915

• Home prices YoY: -15.1%
• Active inventory: 119
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,066 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$259 /mo · $3,113/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $303

Break-even live

Break-even rent $1,683

Max offer price $189,000

Occupancy floor 80%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-17
   status $189,000 Pending 14 DOM
2. 2026-06-17
   days on market $189,000 Active 14 DOM
3. 2026-06-16
   days on market $189,000 Active 13 DOM
4. 2026-06-15
   days on market $189,000 Active 12 DOM
5. 2026-06-13
   days on market $189,000 Active 10 DOM
6. 2026-06-12
   days on market $189,000 Active 9 DOM
7. 2026-06-09
   days on market $189,000 Active 6 DOM
8. 2026-06-09
   status $189,000 Active 5 DOM
9. 2026-06-02
   statusdays on market $189,000 Pending 5 DOM
10. 2026-06-01
    days on market $189,000 Active 4 DOM
11. 2026-05-31
    days on market $189,000 Active 3 DOM
12. 2026-05-31
    days on market $189,000 Active 2 DOM
13. 2026-05-28
    listed $189,000 Active
14. 2020-07-11
    soldstatus $134,000 Closed 260-char remark

    Show marketing remark (260 chars)

    Well maintained TURN KEY Home 3 bed 2 bath close to Town. Nice back deck recently installed. Newer appliances recently installed. Private 2 acre lot on a dead end rd. WONT LAST LONG CALL TODAY agent related Check out the 360degree virtual tour. Broker related.

15. 2020-07-07
    status Pending 260-char remark

    Show marketing remark (260 chars)

    Well maintained TURN KEY Home 3 bed 2 bath close to Town. Nice back deck recently installed. Newer appliances recently installed. Private 2 acre lot on a dead end rd. WONT LAST LONG CALL TODAY agent related Check out the 360degree virtual tour. Broker related.

16. 2020-06-04
    status Pending - Continue to Show 260-char remark

    Show marketing remark (260 chars)

    Well maintained TURN KEY Home 3 bed 2 bath close to Town. Nice back deck recently installed. Newer appliances recently installed. Private 2 acre lot on a dead end rd. WONT LAST LONG CALL TODAY agent related Check out the 360degree virtual tour. Broker related.

17. 2020-05-03
    listed $139,900 Active 260-char remark

    Show marketing remark (260 chars)

    Well maintained TURN KEY Home 3 bed 2 bath close to Town. Nice back deck recently installed. Newer appliances recently installed. Private 2 acre lot on a dead end rd. WONT LAST LONG CALL TODAY agent related Check out the 360degree virtual tour. Broker related.

18. 2017-11-09
    historical
19. 2017-10-26
    status Active
20. 2017-09-05
    historical
21. 2017-08-09
    listed $124,900 Active
22. 2017-02-14
    soldstatus $45,500 Sold
23. 2017-01-31
    status Pending
24. 2017-01-31
    status Active
25. 2017-01-04
    status Pending
26. 2016-12-28
    price $52,290
27. 2016-12-08
    listed $58,100 Active
28. 2016-10-11
    historical
29. 2016-07-08
    price $58,100
30. 2016-05-27
    price $67,230
31. 2016-04-15
    price $74,700
32. 2016-02-17
    listed $83,000 Active
33. 2009-06-04
    listed $132,000

ⓘ 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: $3,113 · $259/mo
• Projected year-2 tax: $3,113 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $24,793
• − Mortgage interest: −$10,587
• − Property taxes: −$3,113
• − Insurance: −$945
• − Repairs & maintenance: −$1,983
• − Management: −$1,983
• − Depreciation: −$5,498
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $3,471/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 71
• NCES district ID: 2314822
• Math proficiency: 79% ▲ 55.00%
• Reading proficiency: 82% ▲ 34.00%
• Median HH income: $43,774
• Composite: 67.47/100
• National rank: #374
• State rank: #85 of 112 in ME

Livability — Belfast

• Score: 82/100
• State rank: #14
• US rank: #1247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belfast, ME
• City population: 9,030
• Population (ZIP): 9,030

Population outlook (Waldo County) Hauer SSP2

• Today (2025): 39,611 people
• By 2030: 39,475 · -0.3%
• By 2040: 38,245 · -3.4%
• By 2050: 36,078 · -8.9%
• By 2075: 29,774 · -24.8%
• By 2100: 22,172 · -44.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 3% Italian 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Chinese 1%

Political lean MEDSL · Waldo

• 2024 margin: Toss-up / Even · D 50.4% · R 47.0% · Other 2.6%
• 2008→2024 swing: -8.3pp toward R · 2008: 11.6pp · 2024: 3.4pp
• All cycles: 2024: D+3.4 2020: D+4.7 2016: D+0.3 2012: D+10.7 2008: D+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.00%
• Current HPI: 258.9162
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+43.2% since first listed

21 events — show timeline

• 2026-05-28 Listed $189,000 MREIS
• 2020-07-11 Sold (MLS) $134,000 MREIS
• 2020-07-07 Pending — MREIS
• 2020-06-04 Pending — MREIS
• 2020-05-03 Listed $139,900 MREIS
• 2017-11-09 Delisted — MREIS
• 2017-10-26 Relisted — MREIS
• 2017-09-05 Delisted — MREIS
• 2017-08-09 Listed $124,900 MREIS
• 2017-02-14 Sold (MLS) $45,500 MREIS
• 2017-01-31 Pending — MREIS
• 2017-01-31 Relisted — MREIS
• 2017-01-04 Pending — MREIS
• 2016-12-28 Price Changed $52,290 MREIS
• 2016-12-08 Listed $58,100 MREIS
• 2016-10-11 Delisted — MREIS
• 2016-07-08 Price Changed $58,100 MREIS
• 2016-05-27 Price Changed $67,230 MREIS
• 2016-04-15 Price Changed $74,700 MREIS
• 2016-02-17 Listed $83,000 MREIS
• 2009-06-04 Listed $132,000 MREIS

Property tax history

+5.0%/yr

Latest (2025): $3,113 · +6.1% YoY. Source: county tax records.