Let's plan Eastern Avenue together.
This report is a broker opinion of value for marketing planning only. Interior and systems have not been inspected. Happy to walk the home and tighten the range.
What this ranch is worth today in ordinary livable condition, how nearby closed sales frame the band, and the listing marketing cycle if you proceed under a written agreement.
Working estimate for ordinary, livable, serviceable condition — typical updates, not a showcase renovation. Not a formal appraisal or locked list price.
Owner-reported features checked against MLS history and town assessment context. Matches and gaps are labeled; nothing seller-reported is treated as verified until walkthrough.
| Item | Seller-reported / today | Records / MLS | Note |
|---|---|---|---|
| Style / year built | 1975 ranch (lived-in flip) | 1975 ranch · ~1 acre · att. 2-car | Matches shell |
| Living area | To confirm downstairs finish | 1,056 sq ft above grade on MLS card | Basement GLA not verified |
| Bathrooms | Remodel claimed 2022 | 1 full bath on historical card | Confirm on walkthrough |
| Utilities | Well / septic / oil FA | Private well & septic · oil FA | Matches |
| Garage / lot | Attached 2-car · ~1 acre | Attached 2-car · ~1 acre | Matches |
| Last sale | Bought to flip (2022) | $150,000 cash Aug 11, 2022 | Estate-context sale |
| 2025 assessment | — | $228,600 total | Context only · not market |
| Downstairs | 1BD efficiency claimed | Not independently verified | No ADU / legal assumption |
Closed ~Nov 6, 2025–Nov 6, 2026 · ~5-mile Flexmls ranches. The $230,000–$270,000 band sits in the ordinary 1-bath cluster, above the rough floor ($190k) and below the renovated 2-bath superior sale ($374k).
Shaded band = working range ($230k–$270k). Emphasis on ordinary-band comps; 784 Eastern is superior-only.
| # | Address / MLS | Sold | Notes |
|---|---|---|---|
| 1 | 114 Merrill, Eddington · 1675905 | $190,000 | 1 bath · ~1,056 above · no garage · utilities off |
| 2 | 352 Main, Eddington · 1651397 | $230,000 | Updated · 1 bath · smaller GLA |
| 3 | 53 Park Ave E, Brewer · 1646817 | $250,000 | Cosmetic · 1-car · public W/S |
| 4 | 284 Parkway S, Brewer · 1648933 | $260,000 | Attached 2-car · public utilities |
| 5 | 929 Levenseller, Holden · 1636632 | $267,000 | Holden · workshop · public water |
| 6 | 784 Eastern, Holden · 1642613 | $374,000 | Renovated · 2 baths · 1,500 total SF · superior only |
Frozen six-comp gallery: Flexmls share EospH. Brewer/Eddington comps check size and condition; utilities and buyer pools differ from Holden.
Older MLS notes mentioned basement moisture history around the 2022 sale — background only, not a claim of an ongoing defect. Confirm remediation on walkthrough.
From Jon Hyatt’s listing presentation 14-Day Strategic Cycle. Proposed if we proceed under a listing agreement — not binding until paperwork is signed. Results are never guaranteed.
Walk the home and photograph what buyers will see. Confirm remodel and efficiency facts before marketing copy. Stay in the $230k–$270k band while condition reads ordinary livable; revisit after verification. Home-prep partners (including SI Associates) are optional and separate from listing representation.
Professional high-definition photography, 3D virtual tours, and staging consultation so the property shines before launch.
MLS launch across major platforms, targeted social media advertising, and email blasts to a curated list of active buyers.
Open houses, private showings, and real-time lead tracking to see whether digital interest becomes physical traffic.
Re-evaluate click-through rate, showings, and offer velocity. If benchmarks are missed, adjust price positioning, photography, or channels immediately so the listing does not stagnate.
Launch timed to the Orrington modular timeline — not a generic calendar.
Copy and photos wait on verified remodel/efficiency facts.
Ordinary livable band until inspection supports a different story; 784 Eastern is reference only.
Not a signed listing, guarantee, formal appraisal, live portal, or ADU/legal advice.
Confirm condition, remodel scope, and downstairs efficiency presentation.
Permits, past moisture remediation, septic bedroom count, Orrington timing.
When ready, run the cycle above under a written listing agreement.
This report is a broker opinion of value for marketing planning only. Interior and systems have not been inspected. Happy to walk the home and tighten the range.