92 Bassett Rd · Winslow, ME 04901

$129,900

2 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 9 Days on market

Built 1966 1.05 ac lot Est $259k · 50% under

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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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• Schools +7.1/10.0
• Livability +4.2/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Massive value-add opportunity at 92 Bassett Rd in Winslow! This is an ideal project for investors, flippers, or contractors looking to create serious equity. blank canvas where you can design exactly what today's market demands. With some demo already completed, jump straight into the rebuild phase and bring your vision to life. Strong upside potential for the right buyer--whether you're looking to renovate and resell, rent, or customize your own home from the ground up. Sold as-is. Property will require a full renovation. Cash or rehab financing recommended. Seize this opportunity to turn a clean slate into a standout property!

Key facts

• 1.05 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Has garage; 2-car garage; 1–4 parking spaces
• Utilities: Electric with circuit breakers; Private sewer
• Home design: Ranch-style single family residence; One-level (ranch)
• Construction: 1,525 building area (above grade finished area)
• Exterior features: Shingle roof; Private water source

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two first-floor bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Interior entry basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.4% vs local median 3.5% in Winslow — 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 83/100 on livability (#10 in ME, #937 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+.
• Winslow Schools (town): math 81% / reading 87% proficiency, ranked #61 of 112 in ME (top 54%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+6.3%/yr); 42 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.28% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.93%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $259,250
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Bassett Rd	0.00mi	2/1.0	1,525 (0%)	1mo	$119,000	$78	99
171 Bassett Rd	0.36mi	3/1.5 (+1)	1,677 (+10%)	11mo	$285,000	$170	50

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

Projected returns pro-forma

-3.0% appreciation · 6.3% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,847
• Equity at exit: $19,369

10-year hold

• IRR: 16.6%
• Equity multiple: 2.59×
• Total profit: $57,694
• Equity at exit: $11,231

Cash invested: $36,372 (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 04901

• Home prices YoY: -9.3%
• Rents YoY: 6.3%
• Active inventory: 42
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$250 /mo · $3,005/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $331

Break-even live

Break-even rent $1,248

Max offer price $129,900

Occupancy floor 75%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending
2. 2026-04-28
   listed $129,900 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: $3,005 · $250/mo
• Projected year-2 tax: $3,005 · $250/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $20,005
• − Mortgage interest: −$7,276
• − Property taxes: −$3,005
• − Insurance: −$650
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$3,779
• Taxable income: $2,095
• Est. tax owed @ 24.0%: −$503
• After-tax cash flow: $3,472/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: Winslow Schools
• NCES district ID: 2313860
• Math proficiency: 81% ▲ 52.00%
• Reading proficiency: 87% ▲ 28.00%
• Median HH income: $46,883
• Composite: 70.66/100
• National rank: #254
• State rank: #61 of 112 in ME

Livability — Winslow

• Score: 83/100
• State rank: #10
• US rank: #937

Category grades

Amenities C Commute B 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

• County: Kennebec County · 54,560 people
• City population: 27,870
• Metro: Augusta-Waterville, ME
• Population (ZIP): 27,870
• Household income: $57,403
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 1102.0

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 19% Slovak 4% Romanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Spanish 1% Chinese 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.04%
• Current HPI: 351.0657
• Rent YoY: ▲ 6.30%
• Metro: Augusta-Waterville, ME
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-07 Pending — MREIS
• 2026-04-28 Listed $129,900 MREIS

Property tax history

+4.5%/yr

Latest (2024): $3,005 · +0.0% YoY. Source: county tax records.