172 W Ridge Rd · Presque Isle, ME 04740

$19,500

2 bd · 1.0 ba · 1,000 sqft · SingleFamily · 48 Days on market

1.00 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

The home might be a complete tear down. This is being marketed for the land only, but you might feel the house could be saved. Entry will only be allowed once a showing release and hold harmless form is agreed to and signed. This could be an amazing spot for your new home or if you have the energy and resources, you could make the home livable again. Note to all prospective interest: A credit card lien of $5,800 is current against the property is in place and will need to be cleared to provide clear title by any prospective interest. Plan any offers accordingly.

Key facts

• 1 acre lot
• 2 garage spots
• Listed 48 days

Property features AI

Finance

• Financial info: Annual tax amount available (not included per instructions)

Exterior

• Parking: 2-car garage; Gravel parking accommodating 1–4 spaces; 2-car vehicle storage
• Utilities: Electric service (other electric); Sewer: unknown; Electric water heater
• Home design: Single family residence; Facing/residence details not provided
• Construction: Wood frame construction with asbestos materials; Metal and shingle roof; Built year not provided
• Exterior features: Open, rural lot; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Wood flooring; Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: 5 total rooms; Full interior basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $20k).
• Recommended offer: $19k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#85 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Easton Public Schools (rural): math 45% / reading 65% proficiency, ranked #39 of 185 in ME (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 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 $551 of equity ($135 loan paydown + $416 appreciation (2.1% 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 (2.1% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($19k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 26% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $18,915 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 4.97% ✓
• Cap rate: 45.15%
• Cash-on-cash: 138.78%
• DSCR: 7.17
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.64×
• Total profit: $41,702
• Equity at exit: $7,833

10-year hold

• IRR: —
• Equity multiple: 18.08×
• Total profit: $93,248
• Equity at exit: $11,390

Cash invested: $5,460 (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 04740

• Home prices YoY: 1.1%
• Active inventory: 7
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$102
• Tax est. 1.5%: −$24 /mo · $292/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $631

Break-even live

Break-even rent $171

Max offer price $19,500

Occupancy floor 30%

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: $4,875
• Closing costs: $585
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   status $19,500 Pending 48 DOM
2. 2026-06-12
   days on market $19,500 Active 48 DOM
3. 2026-06-09
   days on market $19,500 Active 45 DOM
4. 2026-06-08
   days on market $19,500 Active 44 DOM
5. 2026-06-07
   days on market $19,500 Active 43 DOM
6. 2026-06-05
   days on market $19,500 Active 41 DOM
7. 2026-06-04
   days on market $19,500 Active 39 DOM
8. 2026-06-02
   days on market $19,500 Active 38 DOM
9. 2026-06-01
   days on market $19,500 Active 37 DOM
10. 2026-05-31
    days on market $19,500 Active 36 DOM
11. 2026-05-31
    days on market $19,500 Active 35 DOM
12. 2026-04-27
    price $19,500
13. 2026-04-27
    status Active
14. 2026-04-04
    status Pending
15. 2026-04-02
    listed $15,500 Active

ⓘ 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $11,639
• − Mortgage interest: −$1,092
• − Property taxes: −$292
• − Insurance: −$98
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$567
• Taxable income: $7,727
• Est. tax owed @ 24.0%: −$1,854
• After-tax cash flow: $5,723/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: Easton Public Schools
• NCES district ID: 2305310
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 65% ▲ 10.00%
• Median HH income: $38,868
• Composite: 47.64/100
• National rank: #4936
• State rank: #39 of 185 in ME

Livability — Presque Isle

• Score: 68/100
• State rank: #85
• US rank: #9868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 8,736
• Population (ZIP): 1,430

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 (97%)
• Race & ethnicity: White 97% Native American 2%
• Common ancestry: Lithuanian 23% German 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 5% French/Haitian/Cajun 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: ▲ 2.13%
• Current HPI: 201.6203
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+25.8% since first listed

4 events — show timeline

• 2026-04-27 Price Changed $19,500 MREIS
• 2026-04-27 Relisted — MREIS
• 2026-04-04 Pending — MREIS
• 2026-04-02 Listed $15,500 MREIS