19 Main St · Hartland, ME 04942

$75,000

1 bd · 1.0 ba · 0 sqft · SingleFamily public records · 113 Days on market

0.74 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 +23.6/30.0
• Appreciation +9.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

Key facts

• 0.74 acre lot
• Parking
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($868 rent vs $75k).
• Recommended offer: $68k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 5.9% in Hartland — 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 61/100 on livability (#120 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Harmony Public Schools (rural): math 20% / reading 50% proficiency, ranked #152 of 185 in ME (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $6k appreciation (8.0% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $68,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Main St	0.00mi	1/1.0	800	1mo	$68,000	$85	87

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

Projected returns pro-forma

8.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 2.90×
• Total profit: $39,906
• Equity at exit: $56,969

10-year hold

• IRR: 23.6%
• Equity multiple: 6.20×
• Total profit: $109,161
• Equity at exit: $113,073

Cash invested: $21,000 (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 04942

• Home prices YoY: 4.6%
• Active inventory: 17
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$120 /mo · $1,439/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $141

Break-even live

Break-even rent $689

Max offer price $75,000

Occupancy floor 79%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2025-08-11
   status Pending
2. 2025-06-03
   price $75,000
3. 2025-04-20
   listed $85,000 Active
4. 2023-11-15
   soldstatus $63,000 Closed 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

5. 2023-10-18
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

6. 2023-09-26
   price $69,000 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

7. 2023-09-26
   status Active 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

8. 2023-09-14
   status Pending 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

9. 2023-08-17
   status Active 614-char remark

   Show marketing remark (614 chars)

   Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

10. 2023-07-19
    status Pending 614-char remark

    Show marketing remark (614 chars)

    Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

11. 2023-06-26
    listed $79,990 Active 614-char remark

    Show marketing remark (614 chars)

    Calling all investors to Harmony Maine. Sprawling farmhouse located in the center of town and directly across from the school, post office and more. Be in the heart of it all as you remodel and bring this beauty back to life. She has 3 large bedrooms and 2 full baths. The main floor boasts a large eat in kitchen complete with a ''Pioneer Princess'' wood stove in the heart of the room. The cozy breakfast nook and open concept floor plan are inviting and is perfect for entertaining. The large fenced outdoor space is ideal for gardens, pets and so much more. Call or schedule an appt today to view the property.

12. 2022-03-15
    soldstatus $57,000 Closed 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

13. 2022-02-28
    status Pending 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

14. 2022-02-15
    status Active 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

15. 2021-12-28
    status Pending 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

16. 2021-10-11
    status Active 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

17. 2021-09-28
    status Pending 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

18. 2021-09-08
    listed $62,000 Active 169-char remark

    Show marketing remark (169 chars)

    12283 - * Investor Special * Bring this home back to it's original beauty. Lots of living space. Nice location. This home is being sold ''as is''. More photos to come.

ⓘ 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: $1,439 · $120/mo
• Projected year-2 tax: $1,439 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,415
• − Mortgage interest: −$4,201
• − Property taxes: −$1,439
• − Insurance: −$375
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$2,182
• Taxable income: $551
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $1,562/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: Harmony Public Schools
• NCES district ID: 2306330
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $31,217
• Composite: 31.13/100
• National rank: #11285
• State rank: #152 of 185 in ME

Livability — Hartland

• Score: 61/100
• State rank: #120
• US rank: #18210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,154

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 8% Lithuanian 8% Serbian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.00%
• Current HPI: 182.5242
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.0% since first listed

18 events — show timeline

• 2025-08-11 Pending — MREIS
• 2025-06-03 Price Changed $75,000 MREIS
• 2025-04-20 Listed $85,000 MREIS
• 2023-11-15 Sold (MLS) $63,000 MREIS
• 2023-10-18 Pending — MREIS
• 2023-09-26 Price Changed $69,000 MREIS
• 2023-09-26 Relisted — MREIS
• 2023-09-14 Pending — MREIS
• 2023-08-17 Relisted — MREIS
• 2023-07-19 Pending — MREIS
• 2023-06-26 Listed $79,990 MREIS
• 2022-03-15 Sold (MLS) $57,000 MREIS
• 2022-02-28 Pending — MREIS
• 2022-02-15 Relisted — MREIS
• 2021-12-28 Pending — MREIS
• 2021-10-11 Relisted — MREIS
• 2021-09-28 Pending — MREIS
• 2021-09-08 Listed $62,000 MREIS

Property tax history

+10.8%/yr

Latest (2018): $1,439 · +4.0% YoY. Source: county tax records.