211 Access Hwy · Limestone, ME 04750

$37,500

3 bd · 1.0 ba · 1,272 sqft · Other · 59 Days on market

Built 1961 1.50 ac lot

---

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
• 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

Affordability! Here is your chance either rehab the existing MH or to remove it and put in a new home. Well on the property, septic is questionable, 2 car garage on a nice country lot just out of town. Close to ATV/snowmobile trail, Loring Commerce Center, Canadian border. Check out the possibilities!

Key facts

• Atv snowmobile trail
• Canadian border
• Country lot

Tags

• 2 CAR GARAGE
• COUNTRY LOT
• ATV SNOWMOBILE TRAIL
• LORING COMMERCE CENTER
• CANADIAN BORDER

Property features AI

Finance

• Financial info: Residential zoning

Exterior

• Parking: Detached 2-car garage; Off-street parking on gravel (1–4 spaces)
• Utilities: Private well water; Private sewer
• Home design: Mobile home (single wide); Built in 1961
• Construction: Composition siding; Shingle roof
• Exterior features: Paved road access; Rolling/sloping and open lot near town

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three first-floor bedrooms
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Circuit breaker electrical service
• Interior features: 5 total rooms; Interior entry to a partial basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $38k.

Deal economics

• At list price, monthly cash flow is $839 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% 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.
• Zoned schools: Limestone Community School (math 67% / reading 77%, grade A-, #253 of 294 statewide, top 90%, 140 students, 61% FRL).
• 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 $908 of equity ($259 loan paydown + $649 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Recommended offer $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 3.73% ✓
• Cap rate: 33.14%
• Cash-on-cash: 95.88%
• DSCR: 5.27
• GRM: 2.2

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: 99.4%
• Equity multiple: 6.29×
• Total profit: $55,520
• Equity at exit: $14,249

10-year hold

• IRR: 99.6%
• Equity multiple: 13.00×
• Total profit: $126,025
• Equity at exit: $20,110

Cash invested: $10,500 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $839

Break-even live

Break-even rent $339

Max offer price $37,500

Occupancy floor 35%

Sensitivity live

Price	-10% $860	-5% $850	+0% $839	+5% $828	+10% $818
Rent	-10% $728	-5% $784	+0% $839	+5% $894	+10% $950
Rate	-1.0pp $858	-0.5pp $848	base $839	+0.5pp $829	+1.0pp $819

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $37,500 Active 59 DOM
2. 2026-06-21
   days on market $37,500 Active 58 DOM
3. 2026-06-18
   days on market $37,500 Active 56 DOM
4. 2026-06-17
   days on market $37,500 Active 55 DOM
5. 2026-06-16
   days on market $37,500 Active 54 DOM
6. 2026-06-15
   days on market $37,500 Active 53 DOM
7. 2026-06-13
   days on market $37,500 Active 51 DOM
8. 2026-06-12
   days on market $37,500 Active 50 DOM
9. 2026-06-09
   days on market $37,500 Active 47 DOM
10. 2026-06-08
    days on market $37,500 Active 46 DOM
11. 2026-06-07
    days on market $37,500 Active 45 DOM
12. 2026-06-07
    days on market $37,500 Active 44 DOM
13. 2026-06-04
    days on market $37,500 Active 41 DOM
14. 2026-06-02
    days on market $37,500 Active 40 DOM
15. 2026-06-01
    days on market $37,500 Active 39 DOM
16. 2026-05-31
    days on market $37,500 Active 38 DOM
17. 2026-05-31
    days on market $37,500 Active 37 DOM
18. 2026-04-23
    listed $37,500 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: $663 · $55/mo
• Projected year-2 tax: $663 · $55/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 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: $16,807
• − Mortgage interest: −$2,101
• − Property taxes: −$663
• − Insurance: −$188
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$1,091
• Taxable income: $10,076
• Est. tax owed @ 24.0%: −$2,418
• After-tax cash flow: $7,649/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

• 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

1 event — show timeline

• 2026-04-23 Listed $37,500 MREIS