36 Mckinnon Rd · Bucksport, ME 04416

$329,900

4 bd · 2.0 ba · 1,400 sqft · MultiFamily public records · 46 Days on market

Built 1985 1.00 ac lot

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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 +13.6/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• 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

Bucksport Contemporary tucked away in the trees in a private setting. Large open kitchen/dining/living area on the first floor with cathedral ceilings and several skylights, for great light. Sliding glass doors out to the large wrap around deck, great for entertaining. Good size bedroom and full bath. Large family room, master bedroom, office and a full bath in the fully finished daylight basement. 2 additional bedrooms on the second floor. 1-acre property with gardens and a large backyard. Conveniently located between Bangor and Bucksport.

Key facts

• Large family room
• Wood stove
• Pellet stove

Tags

• LARGE WRAPAROUND DECK
• FIRST FLOOR BEDROOM
• LARGE FAMILY ROOM
• WOOD STOVE
• PELLET STOVE
• MULTIPLE ELECTRIC METERS

Property features AI

Exterior

• Parking: 1–4 off-street parking spaces; No garage
• Utilities: Private well water; Private sewer / septic (septic tank; septic design available); Electric service with circuit breakers; Ceiling fans for energy efficiency
• Home design: Contemporary style single-family home; Above-grade and below-grade finished living areas; Rural residential zoning
• Construction: Pitched shingle roof
• Exterior features: Deck; Shed(s); Trees/woods view

Interior

• Kitchen: Eat-in kitchen; Skylight in the kitchen
• Bedrooms: Primary bedroom in the basement; Bedroom on the first floor with closet; Two bedrooms on the second floor
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Direct vent heater; Pellet stove; Wood stove; Window cooling unit(s)
• Interior features: 9 total rooms; Unfurnished; Interior entry basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $20 ($239/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 $284k (13.8% below list).
• Recommended offer: $284k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.9% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 81 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $150k; list at $330k implies a 121% gain — meaningful room to come down on a strong offer.

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 $284,500 (13.8% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.7

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-52,180
• Equity at exit: $49,189

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-43,762
• Equity at exit: $28,524

Cash invested: $92,372 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 81
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $2,845 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$360 /mo · $4,322/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $20

Break-even live

Break-even rent $2,820

Max offer price $329,900

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,846
Total (2 units)			$2,845

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-11
   status Pending
2. 2026-04-30
   historical Active Under Contract
3. 2026-04-15
   price $329,900
4. 2026-03-26
   listed $339,900 Active
5. 2018-08-31
   soldstatus $149,500 Sold 546-char remark

   Show marketing remark (546 chars)

   Bucksport Contemporary tucked away in the trees in a private setting. Large open kitchen/dining/living area on the first floor with cathedral ceilings and several skylights, for great light. Sliding glass doors out to the large wrap around deck, great for entertaining. Good size bedroom and full bath. Large family room, master bedroom, office and a full bath in the fully finished daylight basement. 2 additional bedrooms on the second floor. 1-acre property with gardens and a large backyard. Conveniently located between Bangor and Bucksport.

6. 2018-07-16
   status Pending 546-char remark

   Show marketing remark (546 chars)

   Bucksport Contemporary tucked away in the trees in a private setting. Large open kitchen/dining/living area on the first floor with cathedral ceilings and several skylights, for great light. Sliding glass doors out to the large wrap around deck, great for entertaining. Good size bedroom and full bath. Large family room, master bedroom, office and a full bath in the fully finished daylight basement. 2 additional bedrooms on the second floor. 1-acre property with gardens and a large backyard. Conveniently located between Bangor and Bucksport.

7. 2018-06-17
   listed $149,900 Active 546-char remark

   Show marketing remark (546 chars)

   Bucksport Contemporary tucked away in the trees in a private setting. Large open kitchen/dining/living area on the first floor with cathedral ceilings and several skylights, for great light. Sliding glass doors out to the large wrap around deck, great for entertaining. Good size bedroom and full bath. Large family room, master bedroom, office and a full bath in the fully finished daylight basement. 2 additional bedrooms on the second floor. 1-acre property with gardens and a large backyard. Conveniently located between Bangor and Bucksport.

8. 2017-10-06
   historical
9. 2017-07-17
   price $144,900
10. 2017-04-05
    listed $149,900 Active
11. 2017-03-09
    historical
12. 2016-09-09
    listed $159,900 Active

ⓘ 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: $4,322 · $360/mo
• Projected year-2 tax: $4,404 · $367/mo
• Expected delta: +$82/yr (+$7/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°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: $34,140
• − Mortgage interest: −$18,480
• − Property taxes: −$4,322
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,731
• − Management: −$2,731
• − Depreciation: −$9,597
• Taxable loss: −$5,371
• Est. tax savings @ 24.0%: +$1,289
• After-tax cash flow: $1,528/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 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucksport, ME
• Population (ZIP): 5,503

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+106.3% since first listed

12 events — show timeline

• 2026-05-11 Pending — MREIS
• 2026-04-30 Contingent — MREIS
• 2026-04-15 Price Changed $329,900 MREIS
• 2026-03-26 Listed $339,900 MREIS
• 2018-08-31 Sold (MLS) $149,500 MREIS
• 2018-07-16 Pending — MREIS
• 2018-06-17 Listed $149,900 MREIS
• 2017-10-06 Delisted — MREIS
• 2017-07-17 Price Changed $144,900 MREIS
• 2017-04-05 Listed $149,900 MREIS
• 2017-03-09 Delisted — MREIS
• 2016-09-09 Listed $159,900 MREIS

Property tax history

+6.9%/yr

Latest (2025): $4,322 · +38.8% YoY. Source: county tax records.