27 Turner St · Buckfield, ME 04220

$295,000

3 bd · 2.0 ba · 2,100 sqft · Other · 4 Days on market

Built 1904 1.50 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

Attached barn for storage, covered porch & 1st floor laundry. This property is now under auction terms. See internal remarks.

Key facts

• Screened-in porch
• Victorian home
• Beveled living room

Tags

• VICTORIAN HOME
• ORIGINAL WOODWORK
• SOLID WOOD DOORS
• BEVELED LIVING ROOM
• ARTISTIC FLOOR PLAN
• SCREENED-IN PORCH

Property features AI

Exterior

• Parking: 5–10 off-street parking spaces; No garage (attached garage flag indicates yes but garage listed as No)
• Utilities: Public water; Private sewer with septic design available; Circuit breaker electric
• Home design: Victorian style; Other style elements; Post & Beam structure; Single family residence; Entry level: First floor
• Construction: 2,100 above-grade finished area
• Exterior features: Screened porch; Porch; Outbuilding; Barn(s); Fiberglass roof

Interior

• Kitchen: Kitchen on first level
• Bedrooms: Primary bedroom on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Laminate flooring; Tile flooring; Engineered hardwood; Hardwood flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom (3 total)
• Heating & cooling: Baseboard heating; Hot water heating; Wood stove; Has heating
• Interior features: Gas fireplace; One fireplace total; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $295k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (30.3% below list).
• Recommended offer: $205k (30.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hartford-Sumner Elementary School (math 77% / reading 82%, grade A, #182 of 294 statewide, top 69%, 303 students, 54% FRL); Mountain Valley Middle School (math 69% / reading 78%, grade A, #79 of 85 statewide, top 95%, 354 students, 76% FRL); Buckfield Jr-Sr High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 222 students, 40% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 37 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $295k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,494 (30.3% 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. Built in 1904 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.18%
• DSCR: 0.86
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.78×
• Total profit: $146,647
• Equity at exit: $265,759

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $442,625
• Equity at exit: $573,120

Cash invested: $82,600 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$172 /mo · $2,066/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-219

Break-even live

Break-even rent $2,332

Max offer price $256,368

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-135	+0% $-219	+5% $-302	+10% $-386
Rent	-10% $-381	-5% $-300	+0% $-219	+5% $-138	+10% $-56
Rate	-1.0pp $-70	-0.5pp $-144	base $-219	+0.5pp $-295	+1.0pp $-373

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-04-09
   listed $295,000 Active
3. 2014-08-08
   soldstatus $32,500 131-char remark

   Show marketing remark (131 chars)

   Attached barn for storage, covered porch & 1st floor laundry. This property is now under auction terms. See internal remarks.

ⓘ 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: $2,066 · $172/mo
• Projected year-2 tax: $3,039 · $253/mo
• Expected delta: +$973/yr (+$81/mo · 47.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $24,659
• − Mortgage interest: −$16,525
• − Property taxes: −$2,066
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$8,582
• Taxable loss: −$7,934
• Est. tax savings @ 24.0%: +$1,904
• After-tax cash flow: $-720/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Buckfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,815

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 11%
• Common ancestry: Lithuanian 18% Slovak 11% Serbian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.52%
• Current HPI: 271.0662
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+807.7% since first listed

3 events — show timeline

• 2026-04-14 Pending — MREIS
• 2026-04-09 Listed $295,000 MREIS
• 2014-08-08 Sold (MLS) $32,500 MREIS