10 Rangeley Pl · Rumford, ME 04276

$125,000

3 bd · 1.0 ba · 924 sqft · MultiFamily public records · 144 Days on market

Built 1905 2,613 sqft lot

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Why this score? — see what drove the B+ 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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.3/10.0
• 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

Cape style home located close walking distance to all the amenities of this fine American city. Great potential here to restore this classic home to its original luster. Come take a look!

Key facts

• Bright sun porch
• Hot water heater
• Oil tank

Tags

• NEW SHINGLE ROOF
• HOT WATER HEATER
• OIL TANK
• BRIGHT SUN PORCH
• OPEN KITCHEN
• DINING AREA

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: On-site parking; On-street parking; 2-car vehicle storage; 1–4 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Oil water heater
• Home design: Single-family residence; Multi-level home; Built in 1905; Post & beam structure
• Construction: Vinyl siding; Wood frame construction; Brick/mortar foundation; Shingle roof
• Exterior features: Glass-enclosed patio/porch; Level lot; Sidewalks; Located in a historic district; Intown location near golf course, shopping, and town; neighborhood setting; Paved road access

Interior

• Kitchen: Electric range; Cooktop; Microwave; Dishwasher
• Bedrooms: Bedroom on second floor (Bedroom 1); Second-floor bedroom (Bedroom 2); Additional room in basement
• Flooring: Wood flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with blowers
• Interior features: Pantry; Shower; Internet access available; Six total rooms
• Laundry & utility: Washer; Dryer; Main-level / 1st-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 6.0% 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: 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask is 14% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $10k; list at $125k implies a 1150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.3%
• Equity multiple: 3.60×
• Total profit: $90,869
• Equity at exit: $112,610

10-year hold

• IRR: 28.7%
• Equity multiple: 8.13×
• Total profit: $249,667
• Equity at exit: $242,848

Cash invested: $35,000 (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 04276

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$50 /mo · $605/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $358

Break-even live

Break-even rent $1,044

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $429	-5% $393	+0% $358	+5% $322	+10% $287
Rent	-10% $240	-5% $299	+0% $358	+5% $417	+10% $476
Rate	-1.0pp $421	-0.5pp $390	base $358	+0.5pp $325	+1.0pp $293

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	0.09mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	0.10mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	0.17mi

Listing history 16 events

1. 2026-05-22
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-03-16
   status Active
4. 2026-03-16
   price $125,000
5. 2025-12-03
   historical
6. 2025-09-16
   listed $109,900 Active
7. 2019-12-30
   soldstatus $10,000 Closed 187-char remark

   Show marketing remark (187 chars)

   Cape style home located close walking distance to all the amenities of this fine American city. Great potential here to restore this classic home to its original luster. Come take a look!

8. 2019-11-05
   status Pending 187-char remark

   Show marketing remark (187 chars)

   Cape style home located close walking distance to all the amenities of this fine American city. Great potential here to restore this classic home to its original luster. Come take a look!

9. 2019-10-10
   price $10,000 187-char remark

   Show marketing remark (187 chars)

   Cape style home located close walking distance to all the amenities of this fine American city. Great potential here to restore this classic home to its original luster. Come take a look!

10. 2019-09-14
    listed $12,500 Active 187-char remark

    Show marketing remark (187 chars)

    Cape style home located close walking distance to all the amenities of this fine American city. Great potential here to restore this classic home to its original luster. Come take a look!

11. 2018-12-12
    historical
12. 2018-10-22
    price $14,900
13. 2018-09-25
    price $19,900
14. 2018-08-29
    price $24,900
15. 2018-08-02
    listed $29,900 Active
16. 2004-07-12
    listed $45,000

ⓘ 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: $605 · $50/mo
• Projected year-2 tax: $1,152 · $96/mo
• Expected delta: +$548/yr (+$46/mo · 90.5%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,959
• − Mortgage interest: −$7,002
• − Property taxes: −$605
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,636
• Taxable income: $2,420
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $3,713/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

• Census place: Rumford, ME
• Population (ZIP): 5,918

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 (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 27% Slovak 5% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Tagalog/Filipino 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: ▲ 12.73%
• Current HPI: 301.2786
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+177.8% since first listed

16 events — show timeline

• 2026-05-22 Pending — MREIS
• 2026-04-29 Contingent — MREIS
• 2026-03-16 Relisted — MREIS
• 2026-03-16 Price Changed $125,000 MREIS
• 2025-12-03 Delisted — MREIS
• 2025-09-16 Listed $109,900 MREIS
• 2019-12-30 Sold (MLS) $10,000 MREIS
• 2019-11-05 Pending — MREIS
• 2019-10-10 Price Changed $10,000 MREIS
• 2019-09-14 Listed $12,500 MREIS
• 2018-12-12 Delisted — MREIS
• 2018-10-22 Price Changed $14,900 MREIS
• 2018-09-25 Price Changed $19,900 MREIS
• 2018-08-29 Price Changed $24,900 MREIS
• 2018-08-02 Listed $29,900 MREIS
• 2004-07-12 Listed $45,000 MREIS

Property tax history

-4.9%/yr

Latest (2025): $605 · +12.7% YoY. Source: county tax records.