3 High St · Hartland, ME 04942

$174,900

3 bd · 1.0 ba · 1,302 sqft · Other · 51 Days on market

Built 1800 0.40 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).

• Cash flow +9.8/30.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

Key facts

• 0.4 acre lot
• Parking
• Built 1800

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking providing 1–4 spaces
• Utilities: Private water source; Private sewer; Circuit breaker electrical service; Heat pump water heater
• Home design: Single-family residence; Facing direction not specified; Entry level not specified; 1,302 above-grade finished area (public records)
• Construction: Original construction dating to 1800; Wood siding with wood frame construction; Metal roof; Concrete perimeter foundation
• Exterior features: Deck with glass-enclosed porch; Outbuilding / shed; Open, level corner lot in-town with a rural feel; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Electric range; Dishwasher
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the second floor; Third bedroom on the second floor
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: First-floor primary bedroom with bath; Bathtub; Interior full basement with interior entry, sump pump, and bulkhead; Radon mitigation system installed; Six total rooms
• Laundry & utility: Main-level / first-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (25.1% below list).
• Recommended offer: $131k (25.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#120 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Harmony Public Schools (rural): math 20% / reading 50% proficiency, ranked #152 of 185 in ME (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 129 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.0% local appreciation)).
• Somerset County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $130k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,926 (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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 0.75% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.71%
• DSCR: 0.88
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.33×
• Total profit: $64,963
• Equity at exit: $132,852

10-year hold

• IRR: 17.0%
• Equity multiple: 4.95×
• Total profit: $193,673
• Equity at exit: $263,687

Cash invested: $48,972 (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 04942

• Home prices YoY: 4.6%
• Active inventory: 18
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,309 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$155 /mo · $1,858/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-111

Break-even live

Break-even rent $1,449

Max offer price $155,364

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-61	+0% $-111	+5% $-160	+10% $-210
Rent	-10% $-214	-5% $-162	+0% $-111	+5% $-59	+10% $-7
Rate	-1.0pp $-23	-0.5pp $-66	base $-111	+0.5pp $-156	+1.0pp $-202

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $174,900 Active 51 DOM
2. 2026-06-18
   days on market $174,900 Active 49 DOM
3. 2026-06-17
   days on market $174,900 Active 48 DOM
4. 2026-06-16
   days on market $174,900 Active 47 DOM
5. 2026-06-15
   days on market $174,900 Active 46 DOM
6. 2026-06-13
   days on market $174,900 Active 44 DOM
7. 2026-06-12
   days on market $174,900 Active 43 DOM
8. 2026-06-09
   days on market $174,900 Active 40 DOM
9. 2026-06-08
   days on market $174,900 Active 39 DOM
10. 2026-06-07
    days on market $174,900 Active 38 DOM
11. 2026-06-05
    days on market $174,900 Active 36 DOM
12. 2026-06-04
    days on market $174,900 Active 34 DOM
13. 2026-06-02
    days on market $174,900 Active 33 DOM
14. 2026-06-01
    days on market $174,900 Active 32 DOM
15. 2026-05-31
    days on market $174,900 Active 31 DOM
16. 2026-05-31
    days on market $174,900 Active 30 DOM
17. 2026-04-30
    listed $174,900 Active 542-char remark
18. 2023-01-06
    soldstatus $130,000 Closed 373-char remark

    Show marketing remark (373 chars)

    Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

19. 2022-12-02
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

20. 2022-11-01
    status Active 373-char remark

    Show marketing remark (373 chars)

    Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

21. 2022-10-18
    status Pending 373-char remark

    Show marketing remark (373 chars)

    Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

22. 2022-09-01
    listed $148,900 Active 373-char remark

    Show marketing remark (373 chars)

    Three bedroom one bath home in a great quite location. Walking distance to the school, post office, and general store. Updated kitchen and bathroom with hardwood floors in the living room and master bedroom. The two upstairs bedrooms could some renovating. The home sits on . 4 acres and has a storage shed, car-port with power in it, paved driveway, and generator hook-up.

ⓘ 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: $1,858 · $155/mo
• Projected year-2 tax: $2,118 · $177/mo
• Expected delta: +$260/yr (+$22/mo · 14.0%)

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

Taxation est. · year 1

• Rental income: $15,711
• − Mortgage interest: −$9,797
• − Property taxes: −$1,858
• − Insurance: −$874
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$5,088
• Taxable loss: −$4,420
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $-266/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: Harmony Public Schools
• NCES district ID: 2306330
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $31,217
• Composite: 31.13/100
• National rank: #11285
• State rank: #152 of 185 in ME

Livability — Hartland

• Score: 61/100
• State rank: #120
• US rank: #18210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,154

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 48,335 people
• By 2030: 46,268 · -4.3%
• By 2040: 41,276 · -14.6%
• By 2050: 36,137 · -25.2%
• By 2075: 26,408 · -45.4%
• By 2100: 18,836 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 8% Lithuanian 8% Serbian 4%
• Foreign-born: 3% · Canada, China
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Somerset

• 2024 margin: Strong R (+27.1) · D 35.6% · R 62.7% · Other 1.7%
• 2008→2024 swing: -32.8pp toward R · 2008: 5.7pp · 2024: -27.1pp
• All cycles: 2024: R+27.1 2020: R+23.4 2016: R+22.8 2012: D+1.7 2008: D+5.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.00%
• Current HPI: 182.5242
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+17.5% since first listed

6 events — show timeline

• 2026-04-30 Listed $174,900 MREIS
• 2023-01-06 Sold (MLS) $130,000 MREIS
• 2022-12-02 Pending — MREIS
• 2022-11-01 Relisted — MREIS
• 2022-10-18 Pending — MREIS
• 2022-09-01 Listed $148,900 MREIS

Property tax history

+6.5%/yr

Latest (2025): $1,858 · +27.2% YoY. Source: county tax records.