111 Pike Rd · Livermore, ME 04253

$200,000

3 bd · 2.0 ba · 1,620 sqft · Other public records · 5 Days on market

Built 2006 1.15 ac lot

---

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).

• Cash flow +9.9/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Appreciation +5.5/10.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious double wide w/ over an acre on quiet road. Easy commute to L/A. Enjoy low taxes & easy maintenance. Has private suite for in-law, teens or office. Bright open concept, fireplace in living room, central air, rear deck, new metal roof and much more!

Key facts

• 1.15 acre lot
• Parking
• Built 2006

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking; On-site off-street parking with 1–4 spaces
• Utilities: Private well water; Private sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (double wide); Single-story (first-floor primary living); Facing direction not specified
• Construction: Built in 2006; Vinyl siding; Slab foundation; Metal pitched roof; Model LB502A by RADCO (double wide)
• Exterior features: Deck; Level, wooded lot; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Bedroom 1 on the first floor; Bedroom 2 on the first floor; Bonus room on the first floor; Office on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Bathtub; Cathedral ceiling in the kitchen; Wood-burning fireplace; 8 total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (25.1% below list).
• Recommended offer: $150k (25.1% 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 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Spruce Mountain Middle School (math 83% / reading 83%, grade A+, #47 of 85 statewide, top 58%, 358 students, 58% FRL); Spruce Mountain High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 408 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.1% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $81k; list at $200k implies a 146% gain — meaningful room to come down on a strong offer.

Recommended offer $149,801 (25.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.93×
• Total profit: $-3,785
• Equity at exit: $68,780

10-year hold

• IRR: 3.6%
• Equity multiple: 1.44×
• Total profit: $24,483
• Equity at exit: $91,793

Cash invested: $56,000 (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 04253

• Home prices YoY: 0.2%
• Active inventory: 22
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-125

Break-even live

Break-even rent $1,657

Max offer price $177,878

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-69	+0% $-125	+5% $-182	+10% $-238
Rent	-10% $-244	-5% $-184	+0% $-125	+5% $-66	+10% $-7
Rate	-1.0pp $-25	-0.5pp $-74	base $-125	+0.5pp $-177	+1.0pp $-230

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-23
   listed $200,000 Active
2. 2015-05-05
   soldstatus $81,400 Sold 262-char remark

   Show marketing remark (262 chars)

   Spacious double wide w/ over an acre on quiet road. Easy commute to L/A. Enjoy low taxes & easy maintenance. Has private suite for in-law, teens or office. Bright open concept, fireplace in living room, central air, rear deck, new metal roof and much more!

3. 2015-03-20
   historical 262-char remark

   Show marketing remark (262 chars)

   Spacious double wide w/ over an acre on quiet road. Easy commute to L/A. Enjoy low taxes & easy maintenance. Has private suite for in-law, teens or office. Bright open concept, fireplace in living room, central air, rear deck, new metal roof and much more!

4. 2015-03-05
   listed $79,900 Active 262-char remark

   Show marketing remark (262 chars)

   Spacious double wide w/ over an acre on quiet road. Easy commute to L/A. Enjoy low taxes & easy maintenance. Has private suite for in-law, teens or office. Bright open concept, fireplace in living room, central air, rear deck, new metal roof and much more!

5. 2013-04-26
   listed $85,000
6. 2012-04-24
   listed $102,000

ⓘ 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: $2,118 · $176/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$301/yr (+$25/mo · 14.2%)

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

Taxation est. · year 1

• Rental income: $17,976
• − Mortgage interest: −$11,203
• − Property taxes: −$2,118
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$5,818
• Taxable loss: −$5,039
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $-293/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore

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

Census & demographics

• Population (ZIP): 1,847

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Lithuanian 19% Slovak 5% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.05%
• Current HPI: 420.6771
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+96.1% since first listed

6 events — show timeline

• 2026-05-23 Listed $200,000 MREIS
• 2015-05-05 Sold (MLS) $81,400 MREIS
• 2015-03-20 Delisted — MREIS
• 2015-03-05 Listed $79,900 MREIS
• 2013-04-26 Listed $85,000 MREIS
• 2012-04-24 Listed $102,000 MREIS

Property tax history

+4.3%/yr

Latest (2025): $2,118 · +10.5% YoY. Source: county tax records.