17 Turner St · Buckfield, ME 04220

$550,000

5 bd · 2.5 ba · 6,387 sqft · MultiFamily · 75 Days on market

Built 1890 1.50 ac lot

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Why this score? — see what drove the C 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 +17.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Welcome home to an expansive and inviting 3,100+ square foot residence designed for both comfort and character. This 5-bedroom home offers the perfect blend of space and versatility, featuring soaring vaulted ceilings that create an open, airy feel throughout the main living areas. With 2.5 baths and generously sized rooms, there's plenty of space for family, guests or even a home office setup. Unique lifestyle features set this property apart, including a two story woodshop/craft space ideal for hobbyist, creators or anyone in need of a dedicated workspace. Beyond the home itself, an added bonus awaits on the first level; a partially renovated theater space known locally as the old ''Odd Fellows Theater'' with a ''lounge'' area equipped with a full bath and loft space, perfect for visitors, patrons and/or overnight guests. Whether you envision hosting events, pursuing creative passions or generating additional income, this commercial component offers incredible flexibility without taking away from the homes residential appeal. This is a rare opportunity to enjoy a spacious, feature-rich home with the added upside of a unique bonus space-perfect for those looking to live, create and thrive all in one place.

Key facts

• Lounge area
• Two story woodshop
• Full bath

Tags

• TWO STORY WOODSHOP
• PARTIALLY RENOVATED THEATER
• LOUNGE AREA
• FULL BATH
• LOFT SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $516k (6.2% below list).
• Recommended offer: $516k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — 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.
• 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 $59k of equity ($4k loan paydown + $55k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $154k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $515,700 (6.2% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.94% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 8.9

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: 26.7%
• Equity multiple: 3.13×
• Total profit: $327,272
• Equity at exit: $495,484

10-year hold

• IRR: 23.4%
• Equity multiple: 7.12×
• Total profit: $941,895
• Equity at exit: $1,068,529

Cash invested: $154,000 (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 04220

• Home prices YoY: 5.7%
• Active inventory: 37
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $5,157 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$525 /mo · $6,299/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,083
• Net cashflow: $436

Break-even live

Break-even rent $4,605

Max offer price $550,000

Occupancy floor 87%

Sensitivity live

Price	-10% $747	-5% $591	+0% $436	+5% $280	+10% $124
Rent	-10% $28	-5% $232	+0% $436	+5% $639	+10% $843
Rate	-1.0pp $713	-0.5pp $576	base $436	+0.5pp $293	+1.0pp $148

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,634
1× unit	1	1	$1,522
Total (3 units)			$5,157

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $550,000 Active 75 DOM
2. 2026-06-08
   days on market $550,000 Active 74 DOM
3. 2026-06-07
   days on market $550,000 Active 73 DOM
4. 2026-06-07
   days on market $550,000 Active 72 DOM
5. 2026-06-04
   days on market $550,000 Active 69 DOM
6. 2026-06-02
   days on market $550,000 Active 68 DOM
7. 2026-06-01
   days on market $550,000 Active 67 DOM
8. 2026-05-31
   days on market $550,000 Active 66 DOM
9. 2026-05-31
   days on market $550,000 Active 65 DOM
10. 2026-03-26
    listed $550,000 Active 1226-char remark

    Show marketing remark (1226 chars)

    Welcome home to an expansive and inviting 3,100+ square foot residence designed for both comfort and character. This 5-bedroom home offers the perfect blend of space and versatility, featuring soaring vaulted ceilings that create an open, airy feel throughout the main living areas. With 2.5 baths and generously sized rooms, there's plenty of space for family, guests or even a home office setup. Unique lifestyle features set this property apart, including a two story woodshop/craft space ideal for hobbyist, creators or anyone in need of a dedicated workspace. Beyond the home itself, an added bonus awaits on the first level; a partially renovated theater space known locally as the old ''Odd Fellows Theater'' with a ''lounge'' area equipped with a full bath and loft space, perfect for visitors, patrons and/or overnight guests. Whether you envision hosting events, pursuing creative passions or generating additional income, this commercial component offers incredible flexibility without taking away from the homes residential appeal. This is a rare opportunity to enjoy a spacious, feature-rich home with the added upside of a unique bonus space-perfect for those looking to live, create and thrive all in one place.

ⓘ 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: $6,299 · $525/mo
• Projected year-2 tax: $6,890 · $574/mo
• Expected delta: +$590/yr (+$49/mo · 9.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $61,884
• − Mortgage interest: −$30,809
• − Property taxes: −$6,299
• − Insurance: −$2,750
• − Repairs & maintenance: −$4,951
• − Management: −$4,951
• − Depreciation: −$16,000
• Taxable loss: −$3,875
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $6,158/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

1 event — show timeline

• 2026-03-26 Listed $550,000 MREIS

Property tax history

+3.1%/yr

Latest (2025): $6,299 · +24.1% YoY. Source: county tax records.