6 Long Rd · Limestone, ME 04750

$89,900

2 bd · 1.0 ba · 1,300 sqft · Other · 315 Days on market

0.63 ac lot ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy 2 possibly 3 bedroom home on a large (3 lots) corner lot. Metal roof, recent FHA furnace and oil tank, recent heat pump, updated electrical service entrance, paved driveway.

Key facts

• Metal roof
• Paved driveway
• Recent fha furnace

Tags

• METAL ROOF
• RECENT FHA FURNACE
• RECENT HEAT PUMP
• PAVED DRIVEWAY

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved on-site parking for 1–4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; 1,300 total above-grade finished area
• Construction: Wood siding and wood frame construction; Stone foundation; Metal roof; Year built listed as 999 (record may be placeholder)
• Exterior features: Rolling/sloping, open corner lot in town; Paved road access; Residential zoning

Interior

• Kitchen: Eat-in kitchen (17 x 11); Refrigerator; Electric range
• Bedrooms: Bedroom 1 on second level (12 x 14); Bedroom 2 on second level (12 x 10)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove; Heat pump (provides heating and cooling); Forced air heating; Circuit breaker electrical service
• Interior features: 6 total rooms; Unfinished basement with interior access and sump pump
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#36 in ME, #3,831 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Market conditions: 27 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 $2k of equity ($622 loan paydown + $2k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.38% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.30×
• Total profit: $32,751
• Equity at exit: $34,160

10-year hold

• IRR: 26.5%
• Equity multiple: 4.39×
• Total profit: $85,271
• Equity at exit: $48,211

Cash invested: $25,172 (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 04750

• Home prices YoY: 1.0%
• Active inventory: 27
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $437

Break-even live

Break-even rent $688

Max offer price $89,900

Occupancy floor 60%

Sensitivity live

Price	-10% $488	-5% $463	+0% $437	+5% $412	+10% $386
Rent	-10% $339	-5% $388	+0% $437	+5% $486	+10% $535
Rate	-1.0pp $482	-0.5pp $460	base $437	+0.5pp $414	+1.0pp $390

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $89,900 Active 315 DOM
2. 2026-06-18
   days on market $89,900 Active 313 DOM
3. 2026-06-17
   days on market $89,900 Active 312 DOM
4. 2026-06-16
   days on market $89,900 Active 311 DOM
5. 2026-06-15
   days on market $89,900 Active 310 DOM
6. 2026-06-13
   days on market $89,900 Active 308 DOM
7. 2026-06-12
   days on market $89,900 Active 307 DOM
8. 2026-06-09
   days on market $89,900 Active 304 DOM
9. 2026-06-08
   days on market $89,900 Active 303 DOM
10. 2026-06-07
    days on market $89,900 Active 302 DOM
11. 2026-06-07
    days on market $89,900 Active 301 DOM
12. 2026-06-04
    days on market $89,900 Active 298 DOM
13. 2026-06-02
    days on market $89,900 Active 297 DOM
14. 2026-06-01
    days on market $89,900 Active 296 DOM
15. 2026-05-31
    days on market $89,900 Active 295 DOM
16. 2026-05-31
    days on market $89,900 Active 294 DOM
17. 2026-04-21
    price $89,900
18. 2026-02-28
    price $98,900
19. 2025-08-09
    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: $416 · $35/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$403/yr (+$34/mo · 96.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $14,897
• − Mortgage interest: −$5,036
• − Property taxes: −$416
• − Insurance: −$450
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$2,615
• Taxable income: $3,996
• Est. tax owed @ 24.0%: −$959
• After-tax cash flow: $4,286/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)

No district data.

Livability — Limestone

• Score: 75/100
• State rank: #36
• US rank: #3831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Limestone, ME
• Population (ZIP): 1,828

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 (91%)
• Race & ethnicity: White 91% Native American 4% Two or more races 3%
• Common ancestry: Lithuanian 24% Slovak 6% German 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 91% English-only · French/Haitian/Cajun 5% Arabic 2%

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: ▲ 1.73%
• Current HPI: 170.0936
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-24.5% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $89,900 MREIS
• 2026-02-28 Price Changed $98,900 MREIS
• 2025-08-09 Listed $119,000 MREIS