1881 Roxbury Rd · Rumford, ME 04275

$149,900

3 bd · 2.0 ba · 1,624 sqft · MultiFamily · 64 Days on market

0.29 ac lot $92/sqft · 14% below area Est $175k · 14% under

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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 +18.8/30.0
• ARV discount +13.9/15.0
• Schools +6.3/10.0
• DSCR +5.9/10.0
• Appreciation +5.0/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Own a piece of history in Western Maine with this unique 3-bed, 2-bath historic Rumford to Rangeley railroad station. It next took a turn at being the local country store before being converted into a single family residential home. It is currently the home to a local ATV Club. Featuring a large open front room, it is occasionally used as a gathering place for other local community groups. The property is situated near the scenic Swift River for swimming, fishing, kayaking, etc. and offers easy access to ATV, snowmobile and hiking trails, perfect for adventure seekers. This versatile property offers the potential for a perfect blend of residential comfort and recreational potential. Don't miss this rare opportunity to own a storied property in the heart of Maine's outdoor recreation paradise!

Key facts

• Scenic swift river
• 0.29 acre lot
• Garage

Tags

• LARGE OPEN FRONT ROOM
• SCENIC SWIFT RIVER
• EASY ACCESS TO ATV TRAILS
• EASY ACCESS TO HIKING TRAILS
• OUTDOOR RECREATION PARADISE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (5.2% below list).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.1% in Rumford — 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 (#39 in ME, #4,030 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D, schools F, amenities F.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 11 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $174,609
• List price: $149,900
• Delta: -14.15%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.66×
• Total profit: $27,668
• Equity at exit: $67,402

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $85,000
• Equity at exit: $103,874

Cash invested: $41,972 (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 04275

• Active inventory: 11
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$123 /mo · $1,474/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $151

Break-even live

Break-even rent $1,230

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $236	-5% $194	+0% $151	+5% $109	+10% $66
Rent	-10% $39	-5% $95	+0% $151	+5% $207	+10% $263
Rate	-1.0pp $227	-0.5pp $189	base $151	+0.5pp $112	+1.0pp $73

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,900 Active 64 DOM
2. 2026-06-18
   days on market $149,900 Active 62 DOM
3. 2026-06-17
   days on market $149,900 Active 61 DOM
4. 2026-06-16
   days on market $149,900 Active 60 DOM
5. 2026-06-15
   days on market $149,900 Active 59 DOM
6. 2026-06-13
   days on market $149,900 Active 57 DOM
7. 2026-06-12
   days on market $149,900 Active 56 DOM
8. 2026-06-09
   days on market $149,900 Active 53 DOM
9. 2026-06-08
   days on market $149,900 Active 52 DOM
10. 2026-06-07
    days on market $149,900 Active 51 DOM
11. 2026-06-07
    days on market $149,900 Active 50 DOM
12. 2026-06-04
    days on market $149,900 Active 47 DOM
13. 2026-06-02
    days on market $149,900 Active 46 DOM
14. 2026-06-01
    days on market $149,900 Active 45 DOM
15. 2026-05-31
    days on market $149,900 Active 44 DOM
16. 2026-05-31
    days on market $149,900 Active 43 DOM
17. 2026-04-17
    listed $149,900 Active 803-char remark

    Show marketing remark (803 chars)

    Own a piece of history in Western Maine with this unique 3-bed, 2-bath historic Rumford to Rangeley railroad station. It next took a turn at being the local country store before being converted into a single family residential home. It is currently the home to a local ATV Club. Featuring a large open front room, it is occasionally used as a gathering place for other local community groups. The property is situated near the scenic Swift River for swimming, fishing, kayaking, etc. and offers easy access to ATV, snowmobile and hiking trails, perfect for adventure seekers. This versatile property offers the potential for a perfect blend of residential comfort and recreational potential. Don't miss this rare opportunity to own a storied property in the heart of Maine's outdoor recreation paradise!

ⓘ 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: $1,474 · $123/mo
• Projected year-2 tax: $1,756 · $146/mo
• Expected delta: +$282/yr (+$24/mo · 19.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,052
• − Mortgage interest: −$8,397
• − Property taxes: −$1,474
• − Insurance: −$750
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,361
• Taxable loss: −$658
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $1,972/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Rumford

• Score: 75/100
• State rank: #39
• US rank: #4030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 606

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 9%
• Common ancestry: Lithuanian 15% Slovak 3% Italian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-17 Listed $149,900 MREIS

Property tax history

+5.6%/yr

Latest (2023): $1,474 · +8.5% YoY. Source: county tax records.