Lot 3 Morrison Brook Acres · Oakfield, ME 04763

$69,900

1 bd · None ba · 504 sqft · SingleFamily · 370 Days on market

Built 2023 Good condition 20 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 +26.7/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +5.5/10.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Video availble! Come check out this off grid 2023 amish camp that is 14'x36'. Built with 2x6 framing, electric started inside and generator hookup capable, ashley monitor heater, and wood burning chimney. Just finish the interior to your liking. Insulation in the floor was done with Rockwool for great value and rodent protection. Property was soil tested. The property is a surveyed 20 acres parcel with a gate access. Very quiet camp with road access on Moose Ridge Rd and back side on Morrision Brook Rd. The property has Morrison Brook with at least 1000' of frontage that goes through the property with beaver ponding. ATV and snowmobile right from the porch. This is the perfect opportunity for your very own camp in the woods! Come check it out.

Key facts

• Gate access
• Surveyed 20 acres
• Road access

Tags

• GENERATOR HOOKUP
• WOOD BURNING CHIMNEY
• ROCKWOOL INSULATION
• SURVEYED 20 ACRES
• GATE ACCESS
• ROAD ACCESS

🏗️ New construction. The $69,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $67,806.

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $70k).
• Recommended offer: $62k (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 50 (rural): math 30% / reading 55% proficiency, ranked #103 of 185 in ME (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($469 loan paydown + $713 appreciation (1.1% local appreciation)).
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 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: 1.22% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.55%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $67,806
• List price: $69,900
• Delta: 3.09%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Lot 2 South Oakfield Rd	0.38mi	1/—	504 (0%)	9mo	$69,900	$139	75
Lot 9 Moose Ridge Rd	0.18mi	1/—	428 (-15%)	2mo	$75,000	$175	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.69×
• Total profit: $13,092
• Equity at exit: $23,327

10-year hold

• IRR: 17.0%
• Equity multiple: 3.07×
• Total profit: $39,385
• Equity at exit: $31,139

Cash invested: $18,986 (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 04763

• Home prices YoY: 1.1%
• Active inventory: 13
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$356
• Tax est. 1.5%: −$85 /mo · $1,017/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $183

Break-even live

Break-even rent $593

Max offer price $67,806

Occupancy floor 73%

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: $16,952
• Closing costs: $2,034
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $69,900 Active 370 DOM
2. 2026-06-17
   days on market $69,900 Active 369 DOM
3. 2026-06-16
   days on market $69,900 Active 368 DOM
4. 2026-06-15
   days on market $69,900 Active 367 DOM
5. 2026-06-13
   days on market $69,900 Active 365 DOM
6. 2026-06-12
   days on market $69,900 Active 364 DOM
7. 2026-06-09
   days on market $69,900 Active 361 DOM
8. 2026-06-08
   days on market $69,900 Active 360 DOM
9. 2026-06-07
   days on market $69,900 Active 359 DOM
10. 2026-06-05
    days on market $69,900 Active 357 DOM
11. 2026-06-04
    days on market $69,900 Active 355 DOM
12. 2026-06-02
    days on market $69,900 Active 354 DOM
13. 2026-06-01
    days on market $69,900 Active 353 DOM
14. 2026-05-31
    days on market $69,900 Active 352 DOM
15. 2026-05-31
    days on market $69,900 Active 351 DOM
16. 2025-06-14
    listed $69,900 Active 754-char remark

    Show marketing remark (754 chars)

    Video availble! Come check out this off grid 2023 amish camp that is 14'x36'. Built with 2x6 framing, electric started inside and generator hookup capable, ashley monitor heater, and wood burning chimney. Just finish the interior to your liking. Insulation in the floor was done with Rockwool for great value and rodent protection. Property was soil tested. The property is a surveyed 20 acres parcel with a gate access. Very quiet camp with road access on Moose Ridge Rd and back side on Morrision Brook Rd. The property has Morrison Brook with at least 1000' of frontage that goes through the property with beaver ponding. ATV and snowmobile right from the porch. This is the perfect opportunity for your very own camp in the woods! Come check it out.

17. 2024-11-15
    soldstatus $64,900 Closed 1299-char remark

    Show marketing remark (1299 chars)

    2023 big Amish built cabin that was never finished off, sitting on 20 beautiful surveyed off grid acres. Lot has approximately 1000 feet of Morrison Brook running through the property with your own beaver pond. Big enough for kayaking, fishing and hunting. Cabin was built with 2x6 walls, rock wool insulated floor with metal rodent guard, fully house wrapped, wired for your generator and vinyl double pane windows. Also comes with a never used Ashley propane heater and chimney for a wood stove. Come on up, bbq on the large deck and roast marshmallows around the campfire! Corners of property are pinned, lines marked and soil test has been done. Located on privately gated, dead end Moose Ridge Road with 698 feet of frontage and 646 feet frontage on Morrison Brook Rd for access to the land on both sides. ATV and snowmobile from your own front door. Lots of woods, water and trails in the area for all your recreational fun. Close access to Moose Ridge natural spring water. Additional acres available. Possible owner financing. Nicely secluded and under 20 minutes to Houlton with all amenities including a hospital and Walmart. Two golf course and a MX race track are only minutes away. This cabin is ready for your finishing touches! This won't last long, call us and make this yours today!

18. 2024-10-16
    status Pending 1299-char remark

    Show marketing remark (1299 chars)

    2023 big Amish built cabin that was never finished off, sitting on 20 beautiful surveyed off grid acres. Lot has approximately 1000 feet of Morrison Brook running through the property with your own beaver pond. Big enough for kayaking, fishing and hunting. Cabin was built with 2x6 walls, rock wool insulated floor with metal rodent guard, fully house wrapped, wired for your generator and vinyl double pane windows. Also comes with a never used Ashley propane heater and chimney for a wood stove. Come on up, bbq on the large deck and roast marshmallows around the campfire! Corners of property are pinned, lines marked and soil test has been done. Located on privately gated, dead end Moose Ridge Road with 698 feet of frontage and 646 feet frontage on Morrison Brook Rd for access to the land on both sides. ATV and snowmobile from your own front door. Lots of woods, water and trails in the area for all your recreational fun. Close access to Moose Ridge natural spring water. Additional acres available. Possible owner financing. Nicely secluded and under 20 minutes to Houlton with all amenities including a hospital and Walmart. Two golf course and a MX race track are only minutes away. This cabin is ready for your finishing touches! This won't last long, call us and make this yours today!

19. 2024-10-08
    listed $64,900 Active 1299-char remark

    Show marketing remark (1299 chars)

    2023 big Amish built cabin that was never finished off, sitting on 20 beautiful surveyed off grid acres. Lot has approximately 1000 feet of Morrison Brook running through the property with your own beaver pond. Big enough for kayaking, fishing and hunting. Cabin was built with 2x6 walls, rock wool insulated floor with metal rodent guard, fully house wrapped, wired for your generator and vinyl double pane windows. Also comes with a never used Ashley propane heater and chimney for a wood stove. Come on up, bbq on the large deck and roast marshmallows around the campfire! Corners of property are pinned, lines marked and soil test has been done. Located on privately gated, dead end Moose Ridge Road with 698 feet of frontage and 646 feet frontage on Morrison Brook Rd for access to the land on both sides. ATV and snowmobile from your own front door. Lots of woods, water and trails in the area for all your recreational fun. Close access to Moose Ridge natural spring water. Additional acres available. Possible owner financing. Nicely secluded and under 20 minutes to Houlton with all amenities including a hospital and Walmart. Two golf course and a MX race track are only minutes away. This cabin is ready for your finishing touches! This won't last long, call us and make this yours today!

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

Taxation est. · year 1

• Rental income: $9,895
• − Mortgage interest: −$3,798
• − Property taxes: −$1,017
• − Insurance: −$339
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$1,973
• Taxable income: $1,185
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $1,909/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.

Condition & rehab AI · 10 photos

Good 75/100 Moderate rehab

This off-grid cabin is under construction with a good foundation and new materials. It requires completion of the kitchen and bath, as well as landscaping, to be move-in ready and suitable for both resale and rental.

Repairs flagged

• Minor Exposed framing in kitchen and bath — Exposed framing indicates incomplete construction
• Minor Exposed subfloor in kitchen and bath — Exposed subfloor indicates incomplete construction

Value-add opportunities

• Both Complete kitchen and bath construction — Completed kitchen and bath will make the property move-in ready and suitable for both resale and rental
• Both Landscaping and curb appeal — Landscaping and curb appeal will enhance the property's visual appeal and attract potential buyers/tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed framing in kitchen and bath · Exposed framing indicates incomplete construction	Minor	$500–3,000
Exposed subfloor in kitchen and bath · Exposed subfloor indicates incomplete construction	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Complete kitchen and bath construction — Completed kitchen and bath will make the property move-in ready and suitable for both resale and rental ↑
• Both Landscaping and curb appeal — Landscaping and curb appeal will enhance the property's visual appeal and attract potential buyers/tenants ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: RSU 50
• NCES district ID: 2314806
• Math proficiency: 30% ▼ -3.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $36,091
• Composite: 37.51/100
• National rank: #8882
• State rank: #103 of 185 in ME

Livability — Oakfield

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

Census & demographics

• Population (ZIP): 653

Population outlook (Aroostook County) Hauer SSP2

• Today (2025): 61,905 people
• By 2030: 57,815 · -6.6%
• By 2040: 49,240 · -20.5%
• By 2050: 41,386 · -33.1%
• By 2075: 27,664 · -55.3%
• By 2100: 18,974 · -69.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1% Hispanic / Latino 1% Native American 1%
• Common ancestry: Lithuanian 7% Serbian 4% Slovak 3%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Aroostook

• 2024 margin: Strong R (+26.2) · D 36.2% · R 62.4% · Other 1.4%
• 2008→2024 swing: -35.8pp toward R · 2008: 9.6pp · 2024: -26.2pp
• All cycles: 2024: R+26.2 2020: R+19.9 2016: R+17.3 2012: D+7.7 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 99.0246
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+7.7% since first listed

4 events — show timeline

• 2025-06-14 Listed $69,900 MREIS
• 2024-11-15 Sold (MLS) $64,900 MREIS
• 2024-10-16 Pending — MREIS
• 2024-10-08 Listed $64,900 MREIS