28 Roberts St · Caribou, ME 04736

$50,000

7 bd · 2.0 ba · 750 sqft · MultiFamily public records · 85 Days on market

Fair condition 0.50 ac lot Garage $67/sqft · 8% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor/Contractor? Two buildings for the price of one! Two units each. Comes with two deeds and one driveway. Needs work but could produce four incomes.

Key facts

• 0.5 acre lot
• 3 garage spots
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath multifamily listed at $50k. Condition is rated fair.
• This rent per unit is only 11% of the median local income ($56k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Deal economics

• At list price, monthly cash flow is $393 ($5k/yr) — positive. Per door: $197/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% vs local median 3.4% in Caribou — 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 74/100 on livability (#46 in ME, #4,849 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• RSU 39 (town): math 82% / reading 83% proficiency, ranked #79 of 112 in ME (top 70%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Caribou Community School (math 81% / reading 83%, grade A+, #155 of 294 statewide, top 59%, 750 students, 49% FRL); Caribou High School (math 92% / reading 92%, grade A+, #27 of 108 statewide, top 36%, 470 students, 51% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 134 active listings in the ZIP; 112 units permitted in Aroostook County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Aroostook County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 2.05% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 4.1

CMA / ARV

• ARV (median comp): $145,913
• List price: $50,000
• Delta: -65.73%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.1%
• Equity multiple: 2.22×
• Total profit: $17,016
• Equity at exit: $7,455

10-year hold

• IRR: 36.5%
• Equity multiple: 4.38×
• Total profit: $47,326
• Equity at exit: $4,323

Cash invested: $14,000 (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 04736

• Home prices YoY: -18.6%
• Active inventory: 134
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$134 /mo · $1,611/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $393

Break-even live

Break-even rent $528

Max offer price $50,000

Occupancy floor 57%

Sensitivity live

Price	-10% $422	-5% $408	+0% $393	+5% $379	+10% $365
Rent	-10% $312	-5% $353	+0% $393	+5% $434	+10% $475
Rate	-1.0pp $419	-0.5pp $406	base $393	+0.5pp $380	+1.0pp $367

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Zoned residential
• Financial info: Property is a 4-unit investment property (three 2-bedroom units and one 1-bedroom unit)

Exterior

• Parking: Detached garage providing 3 covered parking spacesOn-site paved parking; common spaces available (1–4 spaces noted)
• Utilities: Public waterPublic sewerElectric service with circuit breakersElectric water heaters
• Home design: Duplex structure configured as a 4-unit multifamily buildingEntry levels include first and second floor units
• Construction: Wood frame construction with composition elementsStone foundationShingle roofYear built: 999 (as listed)
• Exterior features: Intown neighborhood lot with right-of-way accessPaved road frontagePublic records list lot as approximately 0.5 acre

Interior

• Kitchen: All units include a refrigerator
• Bedrooms: Four units total: three 2-bedroom units and one 1-bedroom unit (unit levels: two first-floor units; two second-floor units noted across units)
• Flooring: CarpetHardwoodLinoleum
• Bathrooms: Each of the four units has one full bathroom
• Heating & cooling: Baseboard hot water heatingElectric service with circuit breakers
• Interior features: Carpet and hardwood flooring with linoleum in select areasFull unfinished basement with bulkhead and doghouse access
• Laundry & utility: Each unit has electric service; water heaters are dedicated per unit

Listing history 50 events

1. 2026-09-24
   days on market $50,000 Active 85 DOM
2. 2026-09-23
   days on market $50,000 Active 84 DOM
3. 2026-09-20
   days on market $50,000 Active 81 DOM
4. 2026-09-19
   pricedays on market $50,000 Active 80 DOM
5. 2026-09-19
   days on market $68,500 Active 79 DOM
6. 2026-09-17
   days on market $68,500 Active 78 DOM
7. 2026-09-17
   days on market $68,500 Active 77 DOM
8. 2026-09-16
   days on market $68,500 Active 76 DOM
9. 2026-09-14
   days on market $68,500 Active 75 DOM
10. 2026-09-13
    days on market $68,500 Active 74 DOM
11. 2026-09-12
    days on market $68,500 Active 73 DOM
12. 2026-09-11
    days on market $68,500 Active 72 DOM
13. 2026-09-05
    days on market $68,500 Active 66 DOM
14. 2026-09-04
    days on market $68,500 Active 65 DOM
15. 2026-09-03
    days on market $68,500 Active 64 DOM
16. 2026-09-02
    days on market $68,500 Active 63 DOM
17. 2026-08-29
    days on market $68,500 Active 59 DOM
18. 2026-08-28
    pricedays on market $68,500 Active 58 DOM
19. 2026-08-27
    days on market $73,500 Active 57 DOM
20. 2026-08-25
    days on market $73,500 Active 55 DOM
21. 2026-08-24
    days on market $73,500 Active 54 DOM
22. 2026-08-23
    days on market $73,500 Active 53 DOM
23. 2026-08-22
    days on market $73,500 Active 52 DOM
24. 2026-08-21
    days on market $73,500 Active 51 DOM
25. 2026-08-20
    days on market $73,500 Active 50 DOM
26. 2026-08-19
    days on market $73,500 Active 49 DOM
27. 2026-08-18
    days on market $73,500 Active 48 DOM
28. 2026-08-17
    days on market $73,500 Active 47 DOM
29. 2026-08-16
    days on market $73,500 Active 46 DOM
30. 2026-08-15
    days on market $73,500 Active 45 DOM
31. 2026-08-15
    days on market $73,500 Active 44 DOM
32. 2026-08-13
    days on market $73,500 Active 43 DOM
33. 2026-08-12
    days on market $73,500 Active 42 DOM
34. 2026-08-11
    days on market $73,500 Active 41 DOM
35. 2026-08-10
    days on market $73,500 Active 40 DOM
36. 2026-08-09
    days on market $73,500 Active 39 DOM
37. 2026-08-08
    days on market $73,500 Active 38 DOM
38. 2026-08-07
    days on market $73,500 Active 37 DOM
39. 2026-08-06
    days on market $73,500 Active 36 DOM
40. 2026-08-05
    days on market $73,500 Active 35 DOM
41. 2026-08-04
    days on market $73,500 Active 34 DOM
42. 2026-08-03
    days on market $73,500 Active 33 DOM
43. 2026-07-31
    days on market $73,500 Active 30 DOM
44. 2026-07-30
    days on market $73,500 Active 29 DOM
45. 2026-07-29
    days on market $73,500 Active 28 DOM
46. 2026-07-27
    days on market $73,500 Active 26 DOM
47. 2026-07-25
    days on market $73,500 Active 24 DOM
48. 2026-07-24
    days on market $73,500 Active 23 DOM
49. 2026-07-23
    days on market $73,500 Active 22 DOM
50. 2026-07-22
    days on market $73,500 Active 21 DOM

ⓘ 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: $1,611 · $134/mo
• Projected year-2 tax: $1,611 · $134/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 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 9% 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: $12,315
• − Mortgage interest: −$2,801
• − Property taxes: −$1,611
• − Insurance: −$250
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,455
• Taxable income: $4,228
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,707/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,750–$33,750 screening

The property requires moderate repairs and maintenance to improve its curb appeal and increase its value for resale or rental.

Repairs flagged

• Moderate exterior siding — Weathered and in need of repainting
• Moderate landscaping — Overgrown and requires trimming

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both landscaping — Improves curb appeal and rental value ↑
• Both update kitchen cabinetry — Modernizes the space and increases value ↑
• Both update bathrooms — Modernizes the space and increases value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 87/100

Zoned Schools

Elementary Caribou Community School A+ ME #155/294 Nat'l #849/41,679 High Caribou High School A+ ME #27/108 Nat'l #281/17,239

Schools (NCES district)

• District: RSU 39
• NCES district ID: 2314794
• Math proficiency: 82% ▲ 55.00%
• Reading proficiency: 83% ▲ 39.00%
• Median HH income: $38,159
• Composite: 68.6/100
• National rank: #341
• State rank: #79 of 112 in ME

B Composite livability gradescore 74/100

Livability — Caribou

• Score: 74/100
• State rank: #46
• US rank: #4849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caribou, ME
• County: Aroostook · 61,905 people
• City population: 9,107
• Population (ZIP): 9,107
• Household income: $56,189
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 8% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5%
• Common ancestry: Lithuanian 28% Slovak 3% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 7%

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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: ▼ -50.06%
• Current HPI: 219.5142
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Zoned residential
• Financial info: Property is a 4-unit investment property (three 2-bedroom units and one 1-bedroom unit)

Exterior

• Parking: Detached garage providing 3 covered parking spacesOn-site paved parking; common spaces available (1–4 spaces noted)
• Utilities: Public waterPublic sewerElectric service with circuit breakersElectric water heaters
• Home design: Duplex structure configured as a 4-unit multifamily buildingEntry levels include first and second floor units
• Construction: Wood frame construction with composition elementsStone foundationShingle roofYear built: 999 (as listed)
• Exterior features: Intown neighborhood lot with right-of-way accessPaved road frontagePublic records list lot as approximately 0.5 acre

Interior

• Kitchen: All units include a refrigerator
• Bedrooms: Four units total: three 2-bedroom units and one 1-bedroom unit (unit levels: two first-floor units; two second-floor units noted across units)
• Flooring: CarpetHardwoodLinoleum
• Bathrooms: Each of the four units has one full bathroom
• Heating & cooling: Baseboard hot water heatingElectric service with circuit breakers
• Interior features: Carpet and hardwood flooring with linoleum in select areasFull unfinished basement with bulkhead and doghouse access
• Laundry & utility: Each unit has electric service; water heaters are dedicated per unit

Price history

1 event — show timeline

• 2026-07-01 Listed $73,500 MREIS

Property tax history

+2.7%/yr

Latest (2024): $1,611 · +9.7% YoY. Source: county tax records.