681 Main Rd N · Hampden, ME 04444

$20,000

2 bd · 1.0 ba · 1,250 sqft · Other · 24 Days on market

Built 1969

---

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).

• Cash flow +15.0/30.0
• Schools +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Beds 1 Bath - Mobile home 681 Main Rd N, Hampden, ME [hidden information], United States Two bed, 1 bath, mobile home for sale $20.000 As is/where is, buyer responsible for lot rent, and yearly property taxes $60.00 per year. Comes with furnace newer hot water heater Refrigerator newer stove also one year old heat pump cost $10.000 model samsung windfree. .. Two year old bathroom vanity When bought everything out side will be removed and other house stuff in side like beds and Dressers and small stuff Enjoy the proximity of all that Hampden/Bangor has to offer and avoid excessive taxes, all while relaxing in the best school district in the state Must be approved by the park o

Key facts

• Bathroom vanity
• Heat pump
• Stove

Tags

• FURNACE
• HOT WATER HEATER
• REFRIGERATOR
• STOVE
• HEAT PUMP
• BATHROOM VANITY

Property features AI

Exterior

• Home design: Built in 1969
• Construction: Living area approximately 1,250
• Exterior features: Located in the Hampden subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $976 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 64.8% vs local median 2.9% in Hampden — 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 90/100 on livability (#1 in ME, #105 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F.
• RSU 22 (suburban): math 91% / reading 92% proficiency, ranked #16 of 112 in ME (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 97 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent is only 16% of the median local income ($107k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• 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 $19,700 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 7.05% ✓
• Cap rate: 64.84%
• Cash-on-cash: 209.10%
• DSCR: 10.30
• GRM: 1.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.52×
• Total profit: $58,929
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 24.47×
• Total profit: $131,428
• Equity at exit: $1,729

Cash invested: $5,600 (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 04444

• Home prices YoY: -14.3%
• Active inventory: 97
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $976

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 26%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
672 Main Rd N Unit 7 Hampden, ME	2.0	1.0	1200	$1,650	$1.38	43d	1	0.08mi
491 S Main St Unit 2 Brewer, ME	2.0	2.0	1200	$1,800	$1.50	43d	1	0.64mi

Listing history 19 events

1. 2026-06-19
   days on market $20,000 Active 24 DOM
2. 2026-06-18
   days on market $20,000 Active 23 DOM
3. 2026-06-17
   days on market $20,000 Active 22 DOM
4. 2026-06-16
   days on market $20,000 Active 21 DOM
5. 2026-06-15
   days on market $20,000 Active 20 DOM
6. 2026-06-14
   days on market $20,000 Active 18 DOM
7. 2026-06-13
   days on market $20,000 Active 17 DOM
8. 2026-06-10
   days on market $20,000 Active 15 DOM
9. 2026-06-09
   days on market $20,000 Active 14 DOM
10. 2026-06-08
    days on market $20,000 Active 13 DOM
11. 2026-06-07
    days on market $20,000 Active 12 DOM
12. 2026-06-05
    days on market $20,000 Active 9 DOM
13. 2026-06-03
    days on market $20,000 Active 8 DOM
14. 2026-06-02
    days on market $20,000 Active 7 DOM
15. 2026-06-01
    days on market $20,000 Active 6 DOM
16. 2026-05-31
    days on market $20,000 Active 5 DOM
17. 2026-05-30
    days on market $20,000 Active 4 DOM
18. 2026-05-26
    listed $20,000 Active
19. 2004-03-24
    listed $9,750

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°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: $16,922
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$582
• Taxable income: $12,112
• Est. tax owed @ 24.0%: −$2,907
• After-tax cash flow: $8,803/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 22
• NCES district ID: 2314815
• Math proficiency: 91% ▲ 49.00%
• Reading proficiency: 92% ▲ 26.00%
• Median HH income: $65,487
• Composite: 78.68/100
• National rank: #72
• State rank: #16 of 112 in ME

Livability — Hampden

• Score: 90/100
• State rank: #1
• US rank: #105

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampden, ME
• County: Penobscot County · 81,539 people
• City population: 9,371
• Metro: Bangor, ME
• Population (ZIP): 9,371
• Household income: $106,554
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 103.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 2%
• Common ancestry: Lithuanian 10% Slovak 5% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 2% Other Asian/Pacific 1% German/W. Germanic 0%

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: ▼ -56.30%
• Current HPI: 335.987
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+105.1% since first listed

2 events — show timeline

• 2026-05-26 Listed $20,000 FSBO.com
• 2004-03-24 Listed $9,750 MREIS

Property tax history

+5.8%/yr

Latest (2025): $14,702 · +26.3% YoY. Source: county tax records.