89 Brunswick St · Old Town, ME 04468

$205,000

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 243 Days on market

Built 1930 4,791 sqft lot $293/sqft · 94% above area Est $212k · at est.

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Why this score? — see what drove the D+ 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 +12.4/30.0
• ARV discount +8.9/15.0
• Schools +6.8/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.4/10.0

Listing remarks MLS

Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

Key facts

• Private lot
• Recent upgrades
• Parking for 4+

Tags

• PRIVATE LOT
• RECENT UPGRADES
• PARKING FOR 4+

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-33 ($-399/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (20.4% below list).
• Recommended offer: $163k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#38 in ME, #3,905 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• RSU 34 (suburban): math 81% / reading 83% proficiency, ranked #80 of 112 in ME (top 71%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 46 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).
• This rent runs 35% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $205k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,174 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 243 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $211,607
• List price: $205,000
• Delta: -3.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.5%
• Equity multiple: 0.38×
• Total profit: $-35,368
• Equity at exit: $30,566

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-33,658
• Equity at exit: $17,725

Cash invested: $57,400 (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 04468

• Home prices YoY: -1.8%
• Active inventory: 46
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-33

Break-even live

Break-even rent $1,674

Max offer price $199,132

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $25	+0% $-33	+5% $-91	+10% $-149
Rent	-10% $-162	-5% $-98	+0% $-33	+5% $31	+10% $96
Rate	-1.0pp $70	-0.5pp $19	base $-33	+0.5pp $-86	+1.0pp $-140

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-03-27
   status Active 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

2. 2026-03-25
   status Pending 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

3. 2026-03-06
   status Active 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

4. 2026-02-21
   status Pending 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

5. 2026-01-13
   status Active 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

6. 2025-12-04
   status Pending 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

7. 2025-10-21
   price $205,000 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

8. 2025-09-22
   price $210,000 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

9. 2025-09-04
   price $215,000 308-char remark

   Show marketing remark (308 chars)

   Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

10. 2025-08-18
    price $219,000 308-char remark

    Show marketing remark (308 chars)

    Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

11. 2025-07-25
    listed $225,000 Active 308-char remark

    Show marketing remark (308 chars)

    Spacious 4-bedroom, 1-bath home in Old Town featuring recent upgrades and nestled on a private lot with parking for 4+ vehicles. Whether you're looking for your next primary residence or an investment opportunity, this property offers strong potential to build equity and long-term wealth. * * New Roof Done

12. 2023-04-04
    soldstatus $115,000
13. 2023-04-03
    soldstatus $115,000 Closed
14. 2023-02-21
    historical Active Under Contract
15. 2023-02-20
    listed $119,000 Active

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$423/yr (+$35/mo · 21.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,581
• − Mortgage interest: −$11,483
• − Property taxes: −$1,942
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,964
• Taxable loss: −$3,966
• Est. tax savings @ 24.0%: +$952
• After-tax cash flow: $553/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 34
• NCES district ID: 2314782
• Math proficiency: 81% ▲ 48.00%
• Reading proficiency: 83% ▲ 31.00%
• Median HH income: $39,466
• Composite: 68.31/100
• National rank: #351
• State rank: #80 of 112 in ME

Livability — Old Town

• Score: 75/100
• State rank: #38
• US rank: #3905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Town, ME
• County: Penobscot County · 81,539 people
• City population: 9,291
• Metro: Bangor, ME
• Population (ZIP): 9,291
• Household income: $56,358
• Rent vs Own: 35.3% rent · 64.7% own
• Severe rent burden: 334.0

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Native American 6% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.29%
• Current HPI: 285.3183
• Rent YoY: —
• Metro: Bangor, ME
• State GDP YoY: —
• F500 in state: 0

Price history

+72.3% since first listed

15 events — show timeline

• 2026-03-27 Relisted — MREIS
• 2026-03-25 Pending — MREIS
• 2026-03-06 Relisted — MREIS
• 2026-02-21 Pending — MREIS
• 2026-01-13 Relisted — MREIS
• 2025-12-04 Pending — MREIS
• 2025-10-21 Price Changed $205,000 MREIS
• 2025-09-22 Price Changed $210,000 MREIS
• 2025-09-04 Price Changed $215,000 MREIS
• 2025-08-18 Price Changed $219,000 MREIS
• 2025-07-25 Listed $225,000 MREIS
• 2023-04-04 Sold (Public Records) $115,000 Public Records
• 2023-04-03 Sold (MLS) $115,000 MREIS
• 2023-02-21 Contingent — MREIS
• 2023-02-20 Listed $119,000 MREIS

Property tax history

+4.4%/yr

Latest (2024): $1,942 · +0.0% YoY. Source: county tax records.