43 Fairfield St · Oakland, ME 04963

$139,900

3 bd · 2.0 ba · 1,656 sqft · SingleFamily public records · 7 Days on market

Built 1850 7,405 sqft lot

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Why this score? — see what drove the A- 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 +29.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +7.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Have you been looking for an affordable home where you can put in some work and build instant equity? If so, this could be the opportunity you have been waiting for. Step inside to a small entry area that leads into a spacious sitting room, the perfect place to relax after a long day. Off the sitting room is a first floor bedroom with an attached half bath, along with a family room that could easily serve as a fourth bedroom. The large kitchen offers plenty of cabinet space for storage and is ready for your personal touch. Just beyond the kitchen is a laundry area and two additional rooms, providing flexibility for a home office, workshop, storage, or whatever your needs may be. Upstairs, y

Key facts

• Attached half bath
• Laundry area
• Large kitchen

Tags

• FIRST FLOOR BEDROOM
• ATTACHED HALF BATH
• LARGE KITCHEN
• LAUNDRY AREA
• BACK DECK
• YARD SPACE

Property features AI

Exterior

• Home design: House; Approximately 1,656 sq ft of living area
• Exterior features: Lot of approximately 7,405 sq ft

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.7% vs local median 1.8% in Oakland — 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 75/100 on livability (#37 in ME, #3,871 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 72 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% 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 $39k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $293,112
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Mayland St	0.27mi	3/2.0	1,812 (+9%)	18mo	$385,000	$212	57
163 Oak St	0.72mi	3/2.0	1,740 (+5%)	4mo	$292,000	$168	55
83 Old Waterville Rd	0.49mi	3/1.5	1,535 (-7%)	21mo	$275,000	$179	46
155 Oak St	0.69mi	2/2.0 (-1)	1,480 (-11%)	10mo	$262,000	$177	37
167 Oak St	0.74mi	3/2.0	1,460 (-12%)	23mo	$250,500	$172	27

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: 36.0%
• Equity multiple: 3.78×
• Total profit: $109,061
• Equity at exit: $126,033

10-year hold

• IRR: 31.0%
• Equity multiple: 8.54×
• Total profit: $295,300
• Equity at exit: $271,795

Cash invested: $39,172 (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 04963

• Home prices YoY: 25.1%
• Active inventory: 72
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $516

Break-even live

Break-even rent $1,153

Max offer price $139,900

Occupancy floor 66%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-17
   status $139,900 Pending 7 DOM
2. 2026-06-16
   days on market $139,900 Active 7 DOM
3. 2026-06-15
   days on market $139,900 Active 6 DOM
4. 2026-06-14
   days on market $139,900 Active 4 DOM
5. 2026-06-12
   remarks 699-char remark
6. 2026-06-12
   pricedays on marketlisting id $139,900 Active 3 DOM
7. 2026-06-09
   days on market $150,000 Active 5 DOM
8. 2026-06-08
   days on market $150,000 Active 4 DOM
9. 2026-06-07
   days on market $150,000 Active 3 DOM
10. 2026-06-05
    listed $150,000 Active 1 DOM

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

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $1,429 · $119/mo
• Projected year-2 tax: $1,666 · $139/mo
• Expected delta: +$237/yr (+$20/mo · 16.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $21,679
• − Mortgage interest: −$7,837
• − Property taxes: −$1,429
• − Insurance: −$700
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$4,070
• Taxable income: $4,175
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $5,192/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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Oakland

• Score: 75/100
• State rank: #37
• US rank: #3871

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: Oakland, ME
• Population (ZIP): 7,375

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Lithuanian 14% Slovak 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.94%
• Current HPI: 383.7687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+258.0% since first listed

3 events — show timeline

• 2026-06-04 Listed $150,000 ForSaleByOwner.com
• 2013-06-11 Listed $23,000 MREIS
• 2012-05-07 Listed $41,900 MREIS

Property tax history

+3.1%/yr

Latest (2025): $1,429 · +6.8% YoY. Source: county tax records.