216 Brock School Rd · Buckfield, ME 04220

$175,000

2 bd · 1.0 ba · 792 sqft · Other · 254 Days on market

Built 1990 1.25 ac lot $221/sqft · 71% above area

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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 +22.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Schools +6.3/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This inviting 2-Bedroom 1 bath camp-style home offers a range of possibilities, ideal for a first-time homebuyer, hunting lodge, or an income-generating rental. Set on 1.25-acre lot, the property provides plenty of outdoor space with established garden beds, a fenced garden area, and garden sheds. perfect for those who enjoy nature and self-sustainability. Recent updates add tremendous value and peace of mind, including a new roof, upgraded heating system, new hot water tank, modernized kitchen, freshly painted interior, new flooring, updated doors, and a new well scheduled to be drilled. For those seeking an affordable rural home that combines comfort, functionality, and opportunity, this property could be your perfect match. Whether you're looking to settle down, enjoy a peaceful retreat, or invest in a versatile property.

Key facts

• Garden sheds
• 1.25-acre lot
• Fenced garden area

Tags

• 1.25-ACRE LOT
• ESTABLISHED GARDEN BEDS
• FENCED GARDEN AREA
• GARDEN SHEDS
• NEW ROOF
• UPGRADED HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/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 $171k (2.2% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hartford-Sumner Elementary School (math 77% / reading 82%, grade A, #182 of 294 statewide, top 69%, 303 students, 54% FRL); Mountain Valley Middle School (math 69% / reading 78%, grade A, #79 of 85 statewide, top 95%, 354 students, 76% FRL); Buckfield Jr-Sr High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 222 students, 40% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.98% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $102,520
• List price: $175,000
• Delta: 70.70%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $112,961
• Equity at exit: $157,654

10-year hold

• IRR: 25.4%
• Equity multiple: 7.50×
• Total profit: $318,612
• Equity at exit: $339,987

Cash invested: $49,000 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $278

Break-even live

Break-even rent $1,360

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $377	-5% $328	+0% $278	+5% $229	+10% $179
Rent	-10% $143	-5% $210	+0% $278	+5% $346	+10% $413
Rate	-1.0pp $366	-0.5pp $323	base $278	+0.5pp $233	+1.0pp $187

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-17
   days on market $175,000 Active 254 DOM
2. 2026-06-16
   days on market $175,000 Active 253 DOM
3. 2026-06-15
   days on market $175,000 Active 252 DOM
4. 2026-06-13
   days on market $175,000 Active 250 DOM
5. 2026-06-12
   days on market $175,000 Active 249 DOM
6. 2026-06-09
   days on market $175,000 Active 246 DOM
7. 2026-06-08
   days on market $175,000 Active 245 DOM
8. 2026-06-07
   days on market $175,000 Active 244 DOM
9. 2026-06-07
   days on market $175,000 Active 243 DOM
10. 2026-06-04
    days on market $175,000 Active 240 DOM
11. 2026-06-02
    days on market $175,000 Active 239 DOM
12. 2026-06-01
    days on market $175,000 Active 238 DOM
13. 2026-05-31
    days on market $175,000 Active 237 DOM
14. 2026-05-31
    days on market $175,000 Active 236 DOM
15. 2025-12-18
    status Active 836-char remark

    Show marketing remark (836 chars)

    This inviting 2-Bedroom 1 bath camp-style home offers a range of possibilities, ideal for a first-time homebuyer, hunting lodge, or an income-generating rental. Set on 1.25-acre lot, the property provides plenty of outdoor space with established garden beds, a fenced garden area, and garden sheds. perfect for those who enjoy nature and self-sustainability. Recent updates add tremendous value and peace of mind, including a new roof, upgraded heating system, new hot water tank, modernized kitchen, freshly painted interior, new flooring, updated doors, and a new well scheduled to be drilled. For those seeking an affordable rural home that combines comfort, functionality, and opportunity, this property could be your perfect match. Whether you're looking to settle down, enjoy a peaceful retreat, or invest in a versatile property.

16. 2025-11-12
    historical Active Under Contract 836-char remark

    Show marketing remark (836 chars)

    This inviting 2-Bedroom 1 bath camp-style home offers a range of possibilities, ideal for a first-time homebuyer, hunting lodge, or an income-generating rental. Set on 1.25-acre lot, the property provides plenty of outdoor space with established garden beds, a fenced garden area, and garden sheds. perfect for those who enjoy nature and self-sustainability. Recent updates add tremendous value and peace of mind, including a new roof, upgraded heating system, new hot water tank, modernized kitchen, freshly painted interior, new flooring, updated doors, and a new well scheduled to be drilled. For those seeking an affordable rural home that combines comfort, functionality, and opportunity, this property could be your perfect match. Whether you're looking to settle down, enjoy a peaceful retreat, or invest in a versatile property.

17. 2025-10-07
    listed $175,000 Active 836-char remark

    Show marketing remark (836 chars)

    This inviting 2-Bedroom 1 bath camp-style home offers a range of possibilities, ideal for a first-time homebuyer, hunting lodge, or an income-generating rental. Set on 1.25-acre lot, the property provides plenty of outdoor space with established garden beds, a fenced garden area, and garden sheds. perfect for those who enjoy nature and self-sustainability. Recent updates add tremendous value and peace of mind, including a new roof, upgraded heating system, new hot water tank, modernized kitchen, freshly painted interior, new flooring, updated doors, and a new well scheduled to be drilled. For those seeking an affordable rural home that combines comfort, functionality, and opportunity, this property could be your perfect match. Whether you're looking to settle down, enjoy a peaceful retreat, or invest in a versatile property.

18. 2025-02-14
    price $128,000
19. 2025-02-06
    price $130,000
20. 2025-01-17
    price $140,000
21. 2024-12-30
    price $150,000
22. 2024-12-16
    price $160,000
23. 2024-11-29
    price $169,900
24. 2024-11-15
    price $189,900
25. 2024-11-12
    price $210,000
26. 2023-12-20
    price $90,000
27. 2023-11-03
    price $105,000
28. 2023-10-25
    price $115,000
29. 2023-10-18
    price $125,000
30. 2023-10-08
    price $139,000
31. 2022-11-17
    soldstatus $50,000 Closed
32. 2022-10-19
    status Pending
33. 2022-10-03
    price $69,000
34. 2022-06-15
    price $79,000
35. 2022-05-19
    listed $89,000 Active
36. 2015-03-17
    soldstatus $3,500

ⓘ 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: $1,004 · $84/mo
• Projected year-2 tax: $1,692 · $141/mo
• Expected delta: +$688/yr (+$57/mo · 68.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,542
• − Mortgage interest: −$9,803
• − Property taxes: −$1,004
• − Insurance: −$875
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$5,091
• Taxable income: $483
• Est. tax owed @ 24.0%: −$116
• After-tax cash flow: $3,221/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Buckfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4900.0% since first listed

22 events — show timeline

• 2025-12-18 Relisted — MREIS
• 2025-11-12 Contingent — MREIS
• 2025-10-07 Listed $175,000 MREIS
• 2025-02-14 Price Changed $128,000 MREIS
• 2025-02-06 Price Changed $130,000 MREIS
• 2025-01-17 Price Changed $140,000 MREIS
• 2024-12-30 Price Changed $150,000 MREIS
• 2024-12-16 Price Changed $160,000 MREIS
• 2024-11-29 Price Changed $169,900 MREIS
• 2024-11-15 Price Changed $189,900 MREIS
• 2024-11-12 Price Changed $210,000 MREIS
• 2023-12-20 Price Changed $90,000 MREIS
• 2023-11-03 Price Changed $105,000 MREIS
• 2023-10-25 Price Changed $115,000 MREIS
• 2023-10-18 Price Changed $125,000 MREIS
• 2023-10-08 Price Changed $139,000 MREIS
• 2022-11-17 Sold (MLS) $50,000 MREIS
• 2022-10-19 Pending — MREIS
• 2022-10-03 Price Changed $69,000 MREIS
• 2022-06-15 Price Changed $79,000 MREIS
• 2022-05-19 Listed $89,000 MREIS
• 2015-03-17 Sold (MLS) $3,500 MREIS

Property tax history

-2.5%/yr

Latest (2025): $1,004 · +16.5% YoY. Source: county tax records.