17 North Ridge Rd · Cushing, ME 04563

$680,000

3 bd · 3.0 ba · 2,864 sqft · MultiFamily · 35 Days on market

Built 2022 2.97 ac lot $237/sqft · 62% below area $130/mo HOA · 7% of rent

---

Why this score? — see what drove the F 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 +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Set within the quiet and sought-after Meduncook Bay Colony subdivision, this thoughtfully designed 3 bedroom, 3 bath home offers comfort, flexibility, and access to the best of coastal Maine living. Enjoy a short walk to the shared dock and shoreline, perfect for kayaking, paddle boarding, small boat storage, or simply relaxing by the water. Picnic at the water's edge anyone? For serious boaters, this is a protected harbor with moorings available. Tennis court access adds to the appeal of this welcoming community. Inside, the flowing floor plan is designed for both everyday living and entertaining. The inviting living room features a pretty gas fireplace, while the den provides additional s

Key facts

• Shared dock
• Protected harbor
• Tennis court access

Tags

• SHARED DOCK
• PROTECTED HARBOR
• TENNIS COURT ACCESS
• OPEN KITCHEN AND DINING AREA
• RECENTLY ADDED SUNROOM
• LARGE FENCED BACKYARD

Property features AI

Finance

• HOA & community: Association with quarterly fee ($390)

Exterior

• Parking: Attached 2-car garage with auto door opener and direct entry to the home; Off-street gravel parking for 1–4 vehicles
• Security: Security system
• Utilities: On-site electric with circuit breakers and underground service; Private well water; Private septic (septic tank; septic design available); On-demand water heater
• Home design: Single family residence; Built in 2022
• Construction: Wood frame construction with vinyl siding; Composition shingle roof; Full unfinished walk-out basement with interior entry
• Exterior features: Fenced yard; Animal containment system; Tennis court(s); Spa; Waterfront on Muscongus Bay (bay/cove/ocean); Interior lot that abuts conservation land; Level, wooded parcel in a neighborhood setting; Located on a private gravel road; cul-de-sac

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (second level) with full bath, jetted tub, separate shower, suite and walk-in closet; Two additional bedrooms (second level) with closets; Den (first level)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Direct vent furnace
• Interior features: Bathtub and separate shower; Pantry; Storage; Walk-in closets; Primary bedroom with private bath; One fireplace (living area)
• Laundry & utility: Main level laundry with washer hookup and built-ins; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $680k.

Deal economics

• At list price, monthly cash flow is $-3k ($-38k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (79.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (74.5% below list).
• Recommended offer: $143k (79.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 25 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($5k loan paydown + $43k appreciation (6.3% local appreciation)).
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$76k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($660k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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.

Recommended offer $143,140 (79.0% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 79% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.26% ✗
• Cap rate: 0.64%
• Cash-on-cash: -20.19%
• DSCR: 0.10
• GRM: 32.6

CMA / ARV

• ARV (median comp): $1,788,556
• List price: $680,000
• Delta: -61.98%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

6.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $5,722
• Equity at exit: $441,837

10-year hold

• IRR: 4.1%
• Equity multiple: 1.91×
• Total profit: $173,198
• Equity at exit: $813,948

Cash invested: $190,400 (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 04563

• Home prices YoY: 2.8%
• Active inventory: 25
• Price-to-rent: 32.6×

Monthly cashflow live

• Estimated rent: $1,736 medium
• Mortgage (P&I): −$3,566
• Tax from tax record: −$596 /mo · $7,157/yr
• Insurance: −$283
• HOA: −$130
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-3,204

Break-even live

Break-even rent $5,792

Max offer price $143,140

Occupancy floor —

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: $170,000
• Closing costs: $20,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $130 · $1,560/yr
• Likely covers: watergas

Listing history 13 events

1. 2026-06-18
   days on market $680,000 Active 35 DOM
2. 2026-06-17
   days on market $680,000 Active 34 DOM
3. 2026-06-16
   days on market $680,000 Active 33 DOM
4. 2026-06-15
   days on market $680,000 Active 32 DOM
5. 2026-06-14
   pricedays on market $680,000 Active 30 DOM
6. 2026-06-10
   days on market $695,000 Active 27 DOM
7. 2026-06-09
   days on market $695,000 Active 26 DOM
8. 2026-06-08
   days on market $695,000 Active 25 DOM
9. 2026-06-07
   days on market $695,000 Active 24 DOM
10. 2026-06-03
    days on market $695,000 Active 20 DOM
11. 2026-05-31
    days on market $695,000 Active 19 DOM
12. 2026-05-31
    days on market $695,000 Active 18 DOM
13. 2026-05-12
    listed $695,000 Active 1408-char remark

ⓘ 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: $7,157 · $596/mo
• Projected year-2 tax: $8,202 · $684/mo
• Expected delta: +$1,046/yr (+$87/mo · 14.6%)

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

Taxation est. · year 1

• Rental income: $20,838
• − Mortgage interest: −$38,091
• − Property taxes: −$7,157
• − Insurance: −$3,400
• − Repairs & maintenance: −$1,667
• − Management: −$1,667
• − HOA: −$1,560
• − Depreciation: −$19,782
• Taxable loss: −$52,486
• Est. tax savings @ 24.0%: +$12,597
• After-tax cash flow: $-25,850/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 — Cushing

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

Census & demographics

• Population (ZIP): 1,407

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 (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Slovak 4% Russian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 6.33%
• Current HPI: 231.4232
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+760.8% since first listed

10 events — show timeline

• 2026-06-10 Price Changed $680,000 MREIS
• 2026-06-02 Relisted — MREIS
• 2026-05-12 Listed $695,000 MREIS
• 2018-01-17 Delisted — MREIS
• 2017-04-14 Listed $24,900 MREIS
• 2016-07-01 Delisted — MREIS
• 2016-06-03 Price Changed $59,000 MREIS
• 2015-07-01 Relisted — MREIS
• 2015-07-01 Delisted — MREIS
• 2015-03-05 Listed $79,000 MREIS