102 Beechwood St · Thomaston, ME 04861

$115,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 426 Days on market

Built 1886 0.34 ac lot ↓ 49% 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 +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic antique farmhouse ready for your vision and renovations with easy access to downtown shops, restaurants, schools, outdoor recreation trails and playing fields. The first floor has an entry porch, kitchen, living, dining and office, plus bathroom and separate laundry room. Upstairs there are three bedrooms. The garage is well suited to use as a workshop, storage or of course parking. This home is ready for your updates and improvements to make it shine again! Seller works from home so some notice required.

Key facts

• Playing fields
• Entry porch
• 0.34 acre lot

Tags

• ENTRY PORCH
• SEPARATE LAUNDRY ROOM
• OUTDOOR RECREATION TRAILS
• PLAYING FIELDS

Property features AI

Finance

• Financial info: Annual tax listed (2024)

Exterior

• Parking: Detached 1-car garage; Additional parking for 1–4 vehicles on gravel
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1886; Clapboard and wood-frame construction
• Construction: Stone foundation; Composition roof
• Exterior features: Open, level lot in a neighborhood setting; Intown location; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 1 on second floor; Bedroom 2 on second floor; Bedroom 3 on second floor; Bonus room on first floor
• Flooring: Wood flooring; Vinyl flooring; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Circuit breaker electrical panel
• Interior features: 8 total rooms; Full, unfinished basement with interior access
• Laundry & utility: Laundry room on first floor; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#53 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• RSU 13 (town): math 77% / reading 85% proficiency, ranked #84 of 112 in ME (top 75%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 21 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Knox County population projected at -14% 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $110k (49%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $273,288
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Beechwood St	0.19mi	3/1.0	1,248 (+8%)	10mo	$295,000	$236	70
31 Dwight St	0.37mi	3/1.0	1,248 (+8%)	7mo	$225,000	$180	64
40 Beechwood St	0.32mi	3/2.0	1,306 (+13%)	3mo	$265,000	$203	57
107 Booker St	0.54mi	2/1.0 (-1)	1,110 (-4%)	11mo	$295,000	$266	54
30 Pine St	0.62mi	3/1.0	1,285 (+11%)	6mo	$340,000	$265	47
4 Sawyer St	0.57mi	2/1.0 (-1)	1,324 (+14%)	18mo	$125,000	$94	29
23 Green St	0.66mi	3/1.5	1,302 (+12%)	21mo	$455,000	$349	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,007
• Equity at exit: $17,147

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $30,717
• Equity at exit: $9,943

Cash invested: $32,200 (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 04861

• Home prices YoY: -16.6%
• Active inventory: 21
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $338

Break-even live

Break-even rent $1,130

Max offer price $115,000

Occupancy floor 73%

Sensitivity live

Price	-10% $404	-5% $371	+0% $338	+5% $306	+10% $273
Rent	-10% $215	-5% $277	+0% $338	+5% $400	+10% $462
Rate	-1.0pp $396	-0.5pp $368	base $338	+0.5pp $309	+1.0pp $278

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   historical Active Under Contract
3. 2026-05-14
   status Pending
4. 2026-04-02
   historical Active Under Contract
5. 2026-03-19
   status Active
6. 2026-01-21
   price $115,000
7. 2025-12-31
   historical Active Under Contract
8. 2025-12-12
   price $120,000
9. 2025-11-11
   status Active
10. 2025-09-11
    historical Active Under Contract
11. 2025-09-10
    price $130,000
12. 2025-09-05
    price $155,000
13. 2025-09-05
    status Active
14. 2025-08-26
    historical
15. 2025-07-10
    price $165,000
16. 2025-04-30
    price $185,000
17. 2025-03-05
    listed $225,000 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: $2,898 · $242/mo
• Projected year-2 tax: $2,898 · $242/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $18,698
• − Mortgage interest: −$6,442
• − Property taxes: −$2,898
• − Insurance: −$575
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$3,345
• Taxable income: $2,446
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,475/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 13
• NCES district ID: 2314787
• Math proficiency: 77% ▲ 51.00%
• Reading proficiency: 85% ▲ 36.00%
• Median HH income: $43,177
• Composite: 67.81/100
• National rank: #363
• State rank: #84 of 112 in ME

Livability — Thomaston

• Score: 72/100
• State rank: #53
• US rank: #5748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, ME
• Population (ZIP): 2,761

Population outlook (Knox County) Hauer SSP2

• Today (2025): 39,304 people
• By 2030: 38,497 · -2.1%
• By 2040: 36,090 · -8.2%
• By 2050: 33,681 · -14.3%
• By 2075: 29,934 · -23.8%
• By 2100: 24,633 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 2% Black 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 7% Romanian 5% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Knox

• 2024 margin: D (+18.6) · D 58.2% · R 39.6% · Other 2.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 21.4pp · 2024: 18.6pp
• All cycles: 2024: D+18.6 2020: D+19.9 2016: D+14.3 2012: D+22.6 2008: D+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.39%
• Current HPI: 217.73
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-48.9% since first listed

17 events — show timeline

• 2026-05-15 Pending — MREIS
• 2026-05-14 Contingent — MREIS
• 2026-05-14 Pending — MREIS
• 2026-04-02 Contingent — MREIS
• 2026-03-19 Relisted — MREIS
• 2026-01-21 Price Changed $115,000 MREIS
• 2025-12-31 Contingent — MREIS
• 2025-12-12 Price Changed $120,000 MREIS
• 2025-11-11 Relisted — MREIS
• 2025-09-11 Contingent — MREIS
• 2025-09-10 Price Changed $130,000 MREIS
• 2025-09-05 Price Changed $155,000 MREIS
• 2025-09-05 Relisted — MREIS
• 2025-08-26 Delisted — MREIS
• 2025-07-10 Price Changed $165,000 MREIS
• 2025-04-30 Price Changed $185,000 MREIS
• 2025-03-05 Listed $225,000 MREIS

Property tax history

+4.8%/yr

Latest (2024): $2,898 · +5.8% YoY. Source: county tax records.