436 Station Rd · Stacyville, ME 04777

$185,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily · 41 Days on market

Built 1955 Average condition 0.25 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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Well maintained 3 bedroom one bath ranch with full basement and one car attached garage. This affordable ranch style home has had many upgrades by the current owner since their purchase. A very clean and well maintained property at an affordable budget price. Large decks both front and back with back yard privacy fence. Garden storage shed. Whole house back-up generator. Must see to appreciate the value at this price point. Schedule a showing today, here to help!

Key facts

• Full basement
• Large decks
• Garden storage shed

Tags

• FULL BASEMENT
• LARGE DECKS
• BACK YARD PRIVACY FENCE
• GARDEN STORAGE SHED
• WHOLE HOUSE BACK-UP GENERATOR

Property features AI

Exterior

• Parking: Attached garage with direct entry to living area (1-car); Paved off-street parking with 1–4 spaces available, on-site parking
• Utilities: Private well water; Private sewer; On-site electric with circuit breakers and generator hookup; Oil tank water heater
• Home design: Single family residence; One story (all main living on first floor); Built in 1955; Pitched shingle roof; Wood frame construction with vinyl siding
• Construction: Wood frame with vinyl siding; Shingle, pitched roof; Foundation information not provided
• Exterior features: Deck; Outbuilding

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor (approx. 12 x 15 ft); Second bedroom on the first floor (approx. 11 x 12 ft); Third bedroom on the first floor (approx. 12 x 12 ft)
• Flooring: Carpet; Vinyl; Wood and hardwood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: Seven total rooms; Negotiable furnishings; Wood-burning fireplace in family room; Full, unfinished basement with bulkhead, interior entry and sump pump
• Laundry & utility: First-floor laundry; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-19 ($-223/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (13.8% below list).
• Recommended offer: $159k (13.8% 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 89 (rural): math 30% / reading 45% proficiency, ranked #136 of 185 in ME (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Katahdin Elementary School (math 72% / reading 72%, grade A-, #253 of 294 statewide, top 90%, 150 students, 40% FRL); Katahdin Middle/High School (math 87% / reading 92%, grade A+, #56 of 108 statewide, top 60%, 153 students, 42% FRL).
• Zoned-school proficiency averages 81% at this address vs 38% district-wide (+43 pts) — the actual schools serving this property are materially stronger than the RSU 89 average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 6 active listings in the ZIP; 440 units permitted in Penobscot County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Penobscot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,479 (13.8% 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 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — 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. 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 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: 0.86% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $28,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Station Rd	0.07mi	3/2.0	1,599 (+12%)	10mo	$32,500	$20	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.1%
• Equity multiple: 1.41×
• Total profit: $21,125
• Equity at exit: $83,184

10-year hold

• IRR: 9.9%
• Equity multiple: 2.49×
• Total profit: $76,925
• Equity at exit: $128,196

Cash invested: $51,800 (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 04777

• Active inventory: 6
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-19

Break-even live

Break-even rent $1,618

Max offer price $182,307

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $45	+0% $-19	+5% $-83	+10% $-146
Rent	-10% $-145	-5% $-82	+0% $-19	+5% $44	+10% $107
Rate	-1.0pp $75	-0.5pp $28	base $-19	+0.5pp $-67	+1.0pp $-115

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $185,000 Active 41 DOM
2. 2026-06-21
   days on market $185,000 Active 40 DOM
3. 2026-06-18
   days on market $185,000 Active 38 DOM
4. 2026-06-17
   days on market $185,000 Active 37 DOM
5. 2026-06-16
   days on market $185,000 Active 36 DOM
6. 2026-06-15
   days on market $185,000 Active 35 DOM
7. 2026-06-13
   days on market $185,000 Active 33 DOM
8. 2026-06-12
   pricedays on market $185,000 Active 32 DOM
9. 2026-06-09
   days on market $199,000 Active 29 DOM
10. 2026-06-08
    days on market $199,000 Active 28 DOM
11. 2026-06-07
    days on market $199,000 Active 27 DOM
12. 2026-06-05
    days on market $199,000 Active 25 DOM
13. 2026-06-04
    days on market $199,000 Active 23 DOM
14. 2026-06-02
    days on market $199,000 Active 22 DOM
15. 2026-06-01
    days on market $199,000 Active 21 DOM
16. 2026-05-31
    days on market $199,000 Active 20 DOM
17. 2026-05-31
    days on market $199,000 Active 19 DOM
18. 2026-05-11
    listed $199,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,137
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,382
• Taxable loss: −$3,369
• Est. tax savings @ 24.0%: +$809
• After-tax cash flow: $585/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.

Condition & rehab AI · 14 photos

Average 55/100 Moderate rehab

This home requires moderate renovations to modernize the kitchen and bathroom, but it has a good roof and solid structure. Upgrades in these areas can significantly increase its resale value.

Repairs flagged

• Moderate Kitchen cabinets — Dated and lack modern appliances.
• Major Bathroom fixtures — Outdated and in poor condition.

Value-add opportunities

• Resale Modernize kitchen with new cabinets and appliances — A modern kitchen can significantly increase the home's appeal to potential buyers.
• Resale Replace outdated bathroom fixtures with modern ones — Upgrading the bathroom can enhance the home's overall appeal and functionality.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Dated and lack modern appliances.	Moderate	$3,000–15,000
Bathroom fixtures · Outdated and in poor condition.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Resale Modernize kitchen with new cabinets and appliances — A modern kitchen can significantly increase the home's appeal to potential buyers. ↑
• Resale Replace outdated bathroom fixtures with modern ones — Upgrading the bathroom can enhance the home's overall appeal and functionality. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: RSU 89
• NCES district ID: 2314838
• Math proficiency: 30% —
• Reading proficiency: 45% —
• Median HH income: $36,317
• Composite: 33.62/100
• National rank: #10477
• State rank: #136 of 185 in ME

Livability — Stacyville

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

Census & demographics

• Population (ZIP): 503

Population outlook (Penobscot County) Hauer SSP2

• Today (2025): 149,928 people
• By 2030: 146,386 · -2.4%
• By 2040: 135,952 · -9.3%
• By 2050: 123,864 · -17.4%
• By 2075: 97,825 · -34.8%
• By 2100: 77,196 · -48.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 16% Polish 14% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · German/W. Germanic 8% French/Haitian/Cajun 1%

Political lean MEDSL · Penobscot

• 2024 margin: R (+10.9) · D 43.6% · R 54.5% · Other 1.9%
• 2008→2024 swing: -15.9pp toward R · 2008: 5.0pp · 2024: -10.9pp
• All cycles: 2024: R+10.9 2020: R+8.3 2016: R+10.9 2012: D+2.9 2008: D+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-11 Listed $199,000 MREIS