Situated at the dead-end of Rainy Road in unorganized Prentiss Township (T7 R3 NBPP), Maine, this 51.2-acre surveyed parcel featuring a 920-square-foot 1990-built hunting camp, drilled well, solar power system, and plastic septic holding tank is offered at an asking price of $85,000.
Offered at $92.39 per square foot of residential living area and $1,660.16 per acre, 132 Rainy Road provides an affordable, low-overhead off-grid basecamp for hunters, outdoorsmen, and recreational land buyers. Unorganized township status keeps annual property taxes at $254.00 per year ($21.17 per month), while the Sam Rowe Ridge Homeowners Association maintains the private gravel access road for $250.00 per year ($20.83 per month).
Property Overview and Specification Summary
| Property Parameter | Listing Disclosures & Public Land Records |
| Street Address | 132 Rainy Road, Prentiss Twp T7 R3 NBPP, ME 04487 |
| County / Regional Submarket | Penobscot County / Springfield Regional Area |
| Current Asking Price | $85,000 (Listed July 29, 2026) |
| Total Surveyed Land Footprint | 51.20 Acres (2,230,272 Square Feet) |
| Price Per Acre | $1,660.16 per acre |
| Price Per Square Foot of Residence | $92.39 per sq. ft. |
| Price Per Square Foot of Land | $0.0381 per sq. ft. (approx. 3.8 cents/sq. ft.) |
| Structure Footprint | 928 Sq. Ft. (Finished Above-Grade, Single-Story Camp) |
| Bedrooms / Bathrooms | 2 Bedrooms / 1 Full Bathroom |
| Year Built & Architectural Style | 1990 / Recreational Camp |
| Foundation & Framing | Pillar/Post/Pier Foundation; Wood Frame Construction |
| Roofing Material | Metal Roof |
| Heating & Climate Control | Wood Stove (No Central AC) |
| Electrical Service | Off-Grid Photovoltaic (PV) Solar & 12-Volt Power System |
| Water Supply & Wastewater | Private Drilled Well; Plastic Septic Holding Tank |
| Road Access & Surface | Private Gravel / Dirt Road (Dead-End Access) |
| Annual Property Taxes | $254.00 per year ($21.17 per month) |
| Homeowners Association (HOA) | Sam Rowe Ridge HOA ($250.00 annually / $20.83 per month) |
| Zoning Authority | Maine Land Use Planning Commission (LUPC) |
| MLS Identifier | Maine Listings MLS #1673919 |
Financial Metrics and Land Valuation Breakdown
Evaluating a 51.2-acre camp property requires separating underlying land value from structural improvements while examining fixed holding costs in Maine’s unorganized territory.
Per-Acre and Structural Metrics
- Asking Price: $85,000
- Price Per Acre: $85,000 ÷ 51.2 acres = $1,660.16 per acre
- Total Land Area in Square Feet: 51.2 acres × 43,560 sq. ft. = 2,230,272 square feet
- Price Per Square Foot of Land: $85,000 ÷ 2,230,272 sq. ft. = $0.0381 per sq. ft.
- Price Per Building Square Foot: $85,000 ÷ 928 sq. ft. = $92.39 per sq. ft.
In Penobscot County’s unorganized townships, raw, unserviced acreage without water wells or driveway cuts typically trades between $1,000 and $1,400 per acre. Assigning a baseline land value of $1,200 per acre to the 51.2-acre footprint ($61,440 land allocation) leaves the residual purchase price attributed to the 920 sq. ft. camp, drilled well, solar setup, plastic holding tank, outbuilding, and skid steer equipment at just $23,560—or $25.61 per square foot for the existing improvements.
Tax Carrying Efficiency & HOA Fixed Overhead
- Annual Property Tax Bill (2025/2026):$254.00 per year
- Monthly Tax Overhead:$254 ÷ 12 months = $21.17 per month
- Annual Per-Acre Tax Burden: $254 ÷ 51.2 acres = $4.96 per acre annually
- Sam Rowe Ridge HOA Dues:$250.00 per year ($20.83 per month)
- COMBINED FIXED CARRYING COST: $21.17 + $20.83 = $42.00 per month
At $42.00 per month in combined property taxes and road maintenance dues, holding costs are exceptionally low. An investor or recreational buyer can hold title to 51.2 acres indefinitely with virtually zero carrying risk.
Off-Grid Infrastructure & Mechanical System Audit
The 1990 camp is designed as an independent off-grid recreational facility.
- Private Drilled Well: The presence of a drilled well provides immediate on-site domestic water, saving $8,000 to $15,000 compared to drilling a new well in stony Maine soils.
- Solar PV & 12-Volt Electrical Setup: Powered by seller-owned photovoltaic solar panels tied to a 12-volt DC battery storage system. This system runs 12V lighting, water pumps, and basic cabin electronics without requiring a fossil-fuel generator.
- Wastewater & Plastic Septic Holding Tank: Wastewater is collected in a plastic septic holding tank. Buyers should note that holding tanks require periodic pumping by a licensed vacuum truck operator, depending on seasonal occupancy.
- Heating Infrastructure: Heated primarily via a wood-burning stove. The 920 sq. ft. wood-framed envelope with metal roofing warms up rapidly using harvested cordwood from the surrounding 51 acres.
- Pillar/Post/Pier Foundation: Built over post-and-pier supports. Periodic inspections of pier settling, ground frost-heave movement, and floor-joist clearance are required maintenance for Maine camps.
- Included Equipment (New Holland Skid Steer):The sale includes a non-running New Holland skid steer with attachments. While currently non-functional, it provides value as a repair project or a spare-parts asset for land maintenance.
Land Topography, Soil Profile & Wildlife Ecosystem
The 51.2-acre surveyed lot offers varied high-country terrain and wildlife habitat.
- Elevation & Contour: Ranges from 600 to 630 feet above sea level. The terrain features rolling knolls, forest upland ridges, and low-lying wetland transitions.
- Soil Composition: Upland areas above the wetlands consist primarily of dry, silty, and stony loams, providing stable ground for outbuildings, garden beds, or expanded cabin clearings.
- Old-Growth Cedar Stands: The ecological transition into the wetlands features stands of mature, old-growth white cedar.
- Wildlife Ecosystem: Prentiss Township sits in a high-density wildlife corridor. The property supports white-tailed deer, moose, black bear, ruffed grouse, snowshoe hare, and beaver.
Comparative Value Analysis: Subject Property vs. Regional Alternatives
| Property Option | Total Acreage | Asking Price | Price Per Acre | Water Well | Structures & Power | Annual Carrying Overhead |
| 132 Rainy Road (Subject) | 51.20 Acres | $85,000 | $1,660 / acre | Drilled Well Installed | 920 Sq Ft Camp + Solar | $42 / month (Taxes + HOA) |
| Raw 50-Acre UT Timber Parcel | 50.00 Acres | $65,000 | $1,300 / acre | No Well (Raw Land) | None (Raw Land) | $20 / month (Taxes Only) |
| Small 5-Acre Grid-Tied Cabin | 5.00 Acres | $110,000 | $22,000 / acre | Dug/Drilled Well | Small Cabin (Grid Power) | $95 / month (Taxes + Electric) |
Unorganized Township (LUPC) & HOA Mechanics
- Unorganized Territory Governance: Prentiss Township is an unorganized township where municipal services, land-use zoning, and tax assessments are managed directly by the State of Maine Land Use Planning Commission (LUPC) and Maine Revenue Services. This eliminates municipal city taxes, resulting in the low $254 annual tax bill.
- Sam Rowe Ridge Homeowners Association: The $250 annual HOA fee directly funds private gravel road grading, drainage maintenance, and snow clearance support along Rainy Road to preserve vehicular access.
Key Advantages & Primary Drawbacks
Key Advantages
- Sub-$1,700/Acre Unit Cost:Offered at $1,660.16 per acre for 51.2 surveyed acres with an existing camp.
- Pre-Existing Water Infrastructure: Includes a drilled water well on site.
- Ultra-Low Holding Overhead: Total fixed carrying costs of $42.00 per month ($254 taxes + $250 HOA).
- Dead-End Privacy: Located at the end of Rainy Road with zero through-traffic.
- Turnkey Recreational Setup: Off-grid solar system, wood stove, metal roof, and mudroom layout.
- Bonus Equipment Asset: Includes a New Holland skid steer and implements.
Primary Drawbacks
- Holding Tank Wastewater Limit: The plastic septic holding tank requires routine vacuum pump-out maintenance rather than operating as a self-draining leach field.
- Post-and-Pier Foundation: Requires routine checks for post alignment and frost-heave clearance.
- Non-Running Skid Steer: The included machinery is non-operational and requires mechanical repair or removal.
- Off-Grid Maintenance: Requires self-management of 12V battery banks, solar charge controllers, and firewood supplies.
Target Buyer Profiles
| Buyer Category | Profile Compatibility | Fit Assessment |
| Hunters & Outdoorsmen | Buyers seeking an established hunting camp on 51 acres with low carrying costs and high game density. | Ideal Fit |
| Off-Grid Homesteaders & DIY Builders | Purchasers wanting 51 surveyed acres equipped with a drilled well and existing solar cabin infrastructure. | Ideal Fit |
| Long-Term Land Speculators | Investors seeking to bank 50+ acres in Maine at $1,660/acre with $42/month total carrying costs. | Ideal Fit |
| Suburban Turnkey Homebuyers | Buyers requiring grid electricity, central HVAC, and municipal sewer connections. | Unfavorable Fit |
Essential Buyer Due Diligence Checklist
- Inspect Post-and-Pier Foundation: Verify structural post alignment, sill plate integrity, and floor joist condition underneath the 920 sq. ft. camp.
- Audit Water Well & Solar System: Test the flow rate and water portability of the drilled well, and check the 12V battery bank holding capacity.
- Inspect Plastic Holding Tank: Verify holding tank capacity, structural integrity, and local pumper availability in Penobscot County.
- Review 2020 Survey Markers: Confirm boundary pins along the 51.2-acre survey line and Rainy Road right-of-way.
- Inspect New Holland Skid Steer: Assess engine block condition, hydraulic lines, and implement attachments to determine repair feasibility.
132 Rainy Road in Prentiss Township offers a practical off-grid land purchase in Northern Maine. Priced at $85,000 ($1,660.16 per acre) for 51.2 surveyed acres, its primary strengths include its end-of-road privacy, drilled water well, established 12V solar camp, and low $42/month holding costs. For buyers seeking an affordable hunting camp or off-grid retreat in Penobscot County, this property represents a solid value proposition.
Listed on Zillow