76 Fish St · Thomaston, ME 04861

$149,000

3 bd · 0.5 ba · 1,450 sqft · SingleFamily public records · 426 Days on market

Built 1925 0.56 ac lot $103/sqft · 40% below area ↓ 25% since listing

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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 +21.2/30.0
• ARV discount +7.5/15.0
• Schools +6.8/10.0
• DSCR +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

Key facts

• Rare parcel
• Water views
• Excellent visibility

Tags

• RARE PARCEL
• EXCELLENT VISIBILITY
• WATER VIEWS
• CORNER LOT
• COMMERCIAL OPPORTUNITY
• EXPAND CURB CUT ENTRANCE

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#53 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• 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: 21 active listings in the ZIP; 160 units permitted in Knox County in 2024 (58 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Knox County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 426 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 426 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. Schools are D-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. 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: 1.12% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 7.4

CMA / ARV

• ARV (median comp): $496,840
• List price: $149,000
• Delta: -70.01%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Pine St	0.17mi	3/1.0	1,285 (-11%)	6mo	$340,000	$265	66
31 Dwight St	0.21mi	3/1.0	1,248 (-14%)	7mo	$225,000	$180	59
91 Gleason St	0.22mi	3/2.0	1,344 (-7%)	20mo	$430,000	$320	55
40 Beechwood St	0.56mi	3/2.0	1,306 (-10%)	3mo	$265,000	$203	49
57 Beechwood St	0.53mi	2/2.0 (-1)	1,610 (+11%)	1mo	$491,000	$305	45
16 Fluker St	0.59mi	3/2.0	1,348 (-7%)	16mo	$475,000	$352	42
66 Beechwood St	0.55mi	3/1.0	1,248 (-14%)	10mo	$295,000	$236	40
147 St George Rd	0.68mi	3/2.0	1,628 (+12%)	7mo	$250,000	$154	36

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,391
• Equity at exit: $22,216

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,862
• Equity at exit: $12,883

Cash invested: $41,720 (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 04861

• Home prices YoY: -16.6%
• Active inventory: 21
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$262 /mo · $3,150/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $215

Break-even live

Break-even rent $1,400

Max offer price $149,000

Occupancy floor 82%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $149,000 Active 426 DOM
2. 2026-06-17
   days on market $149,000 Active 425 DOM
3. 2026-06-16
   days on market $149,000 Active 424 DOM
4. 2026-06-15
   days on market $149,000 Active 423 DOM
5. 2026-06-14
   days on market $149,000 Active 421 DOM
6. 2026-06-10
   days on market $149,000 Active 418 DOM
7. 2026-06-09
   days on market $149,000 Active 417 DOM
8. 2026-06-08
   days on market $149,000 Active 416 DOM
9. 2026-06-07
   days on market $149,000 Active 415 DOM
10. 2026-06-03
    days on market $149,000 Active 411 DOM
11. 2026-06-02
    days on market $149,000 Active 410 DOM
12. 2026-06-01
    days on market $149,000 Active 409 DOM
13. 2026-05-31
    days on market $149,000 Active 408 DOM
14. 2026-05-31
    days on market $149,000 Active 407 DOM
15. 2026-04-17
    price $149,000 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

16. 2026-01-13
    status Active 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

17. 2025-12-16
    historical Active Under Contract 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

18. 2025-10-08
    price $159,000 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

19. 2025-05-31
    price $179,000 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

20. 2025-04-18
    listed $199,500 Active 1221-char remark

    Show marketing remark (1221 chars)

    Don't miss out on the incredible chance to own a rare parcel on Main Street! Situated on both Main and Fish Streets, these lots offer endless possibilities with excellent visibility in a neighborhood full of historic homes and businesses. Enjoy beautiful water views of the Mill River and a charming setting that is just steps away from all that the area has to offer. The site is equipped with public water and sewer connections at two points. This 0.56 acre corner lot also includes the former site of Rufus C. Counce's homestead, which was demolished in 2014 and has since remained vacant. With its prime location and visibility, this lot presents a fantastic commercial opportunity. In fact, the Town of Thomaston had previously approved plans for a two-story, 3,600 square foot medical building with three separate units. Although the approval has expired, it demonstrates the potential for development on this property (design available) . The Maine Department of Transportation has also given approval to expand the curb cut entrance on Route 1 and add an exit on Fish Street. While the current condition of the existing structure is unknown, it is being sold as-is. Don't let this amazing opportunity pass you by!

21. 2023-08-09
    price $199,500

ⓘ 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: $3,150 · $262/mo
• Projected year-2 tax: $3,150 · $262/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,062
• − Mortgage interest: −$8,346
• − Property taxes: −$3,150
• − Insurance: −$745
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$4,335
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,511/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 — Thomaston

• Score: 72/100
• State rank: #53
• US rank: #5748

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, ME
• Population (ZIP): 2,761

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 2% Black 1% Native American 1%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Lithuanian 7% Romanian 5% Slovak 4%
• Foreign-born: 7% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▼ -43.39%
• Current HPI: 217.73
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.3% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $149,000 MREIS
• 2026-01-13 Relisted — MREIS
• 2025-12-16 Contingent — MREIS
• 2025-10-08 Price Changed $159,000 MREIS
• 2025-05-31 Price Changed $179,000 MREIS
• 2025-04-18 Listed $199,500 MREIS
• 2023-08-09 Price Changed $199,500 MREIS

Property tax history

+8.8%/yr

Latest (2024): $3,150 · +5.8% YoY. Source: county tax records.