207 Pleasant St · Mechanic Falls, ME 04256

$259,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily · 1 Days on market

Built 1950 0.98 ac lot Est $361k · 28% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.9/10.0
• Cash flow +6.1/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

The home is located in a rural area and close to main roads with easy access to many local amenities. It has three bedrooms and one bath with over 1300 sq ft of living area situated on a large lot. This is a great project opportunity for a primary home owner or investor. Come and view this home today!Bank Owned. Sold "AS IS". Limited Service Listing. No additional information available. See attachment for details and fees to buyer.

Key facts

• Great storage
• Large bathroom
• Back deck

Tags

• FIRST FLOOR LAUNDRY ROOM
• LARGE BATHROOM
• FIRST FLOOR BEDROOM
• SECOND FLOOR LOFT BEDROOM
• GREAT STORAGE
• BACK DECK

Property features AI

Exterior

• Parking: Attached 1-car garage with automatic door opener; On-site gravel parking with 1–4 spaces
• Utilities: Private well water; Private septic (septic tank; septic design available)
• Home design: Single family residence; Built in 1950
• Construction: Wood frame construction with shingle siding; Metal roof; Full foundation
• Exterior features: Deck; Level lot; Near shopping; Near railroad; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor
• Flooring: Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating; Circuit breaker electrical service; Water heater tied into heating system
• Interior features: Seven total rooms; Unfurnished; Full, unfinished walk-out basement with bulkhead and interior entry
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (26.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (36.0% below list).
• Recommended offer: $166k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 2.4% in Mechanic Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#78 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools F, amenities F.
• RSU 16 (rural): math 79% / reading 83% proficiency, ranked #73 of 112 in ME (top 65%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 21 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $32k; list at $259k implies a 702% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,686 (36.0% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.96%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $360,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Jordan Rd	0.50mi	4/2.0 (+1)	1,328 (+1%)	6mo	$365,000	$275	60

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.52×
• Total profit: $110,450
• Equity at exit: $233,328

10-year hold

• IRR: 17.3%
• Equity multiple: 5.82×
• Total profit: $349,396
• Equity at exit: $503,180

Cash invested: $72,520 (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 04256

• Home prices YoY: 4.0%
• Active inventory: 21
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$1,358
• Tax est. 1.5%: −$324 /mo · $3,885/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-481

Break-even live

Break-even rent $2,266

Max offer price $189,403

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   remarks 441-char remark
2. 2026-06-18
   remarks 410-char remark
3. 2026-06-18
   listed $259,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $19,882
• − Mortgage interest: −$14,508
• − Property taxes: −$3,885
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$7,535
• Taxable loss: −$10,521
• Est. tax savings @ 24.0%: +$2,525
• After-tax cash flow: $-3,247/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 16
• NCES district ID: 2314775
• Math proficiency: 79% ▲ 40.00%
• Reading proficiency: 83% ▲ 29.00%
• Median HH income: $58,651
• Composite: 69.31/100
• National rank: #315
• State rank: #73 of 112 in ME

Livability — Mechanic Falls

• Score: 69/100
• State rank: #78
• US rank: #8822

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mechanic Falls, ME
• Population (ZIP): 3,108

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 (78%)
• Race & ethnicity: White 78% Two or more races 16% Black 4% Asian 2%
• Common ancestry: Lithuanian 5% Slovak 3% Romanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Chinese 2%

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: ▲ 12.44%
• Current HPI: 327.6966
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+162.7% since first listed

8 events — show timeline

• 2026-06-18 Listed $259,000 MREIS
• 2015-11-30 Sold (MLS) $32,299 MREIS
• 2015-11-20 Pending — MREIS
• 2015-11-10 Price Changed $38,600 MREIS
• 2015-10-28 Price Changed $48,600 MREIS
• 2015-09-28 Price Changed $58,600 MREIS
• 2015-06-16 Price Changed $88,600 MREIS
• 2015-06-09 Listed $98,580 MREIS