119 Rosewood Dr · Farmington, ME 04938

$149,900

3 bd · 2.0 ba · 1,568 sqft · Other · 34 Days on market

Built 2023 $96/sqft · 13% below area Est $173k · 13% under $420/mo HOA · 17% of rent

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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 +28.5/30.0
• ARV discount +13.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Brand New, 2023 Prime Doublewide. 56 x 28 Three Bedroom, 2 Bath. Model No: 2856H3P201 CHPR Serial #: 241-000-H-A001557A & B. Located in Cascade Leisure Park. Enjoy a single floor home in a quiet park.

Key facts

• Large center island
• Move-in-ready home
• Walk-in closet

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• WALK-IN CLOSET
• MOVE-IN-READY HOME

Property features AI

Finance

• Other: Property subtype: Mobile Home
• Financial info: Land lease applies
• HOA & community: Has association with a $420 monthly fee; Located in zoned MHP (mobile home park)

Exterior

• Parking: On-site parking with 1–4 spaces; Gravel parking area; Common parking available
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater; Utilities are on
• Home design: Mobile home (double wide); Designed as a single-story residence; Home faces unspecified direction
• Construction: Built in 2023; Double wide mobile home; Wood frame with vinyl siding; Pitched shingle roof; Slab foundation
• Exterior features: Located in a mobile home park; Intown location near town, public beach, and golf course; Level site; Paved road access

Interior

• Kitchen: Eat-in kitchen with breakfast nook and island; Gas range; Refrigerator
• Bedrooms: Primary bedroom on the first floor with walk-in closet and en-suite full bath; Two additional first-floor bedrooms with closets
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: One-floor living with first-floor bedrooms; First-floor primary bedroom with full bath and suite; Bathtub and separate shower
• Laundry & utility: Washer and dryer included; Laundry located on the main level

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.8% in Farmington — 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 80/100 on livability (#18 in ME, #1,653 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools D, employment D-.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Franklin 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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 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: 1.67% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.01%
• DSCR: 1.62
• GRM: 5.0

CMA / ARV

• ARV (median comp): $172,518
• List price: $149,900
• Delta: -13.11%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.7%
• Equity multiple: 3.70×
• Total profit: $113,158
• Equity at exit: $135,042

10-year hold

• IRR: 29.9%
• Equity multiple: 8.37×
• Total profit: $309,317
• Equity at exit: $291,223

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 04938

• Home prices YoY: 6.4%
• Active inventory: 90
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$62
• HOA: −$420
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $490

Break-even live

Break-even rent $1,880

Max offer price $149,900

Occupancy floor 75%

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 Perham St Unit 114 Perham St, 2nd Fl Farmington, ME	2.0	1.0	1500	$2,500	$1.67	43d	1	1.06mi

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 34 DOM
2. 2026-06-17
   days on market $149,900 Active 33 DOM
3. 2026-06-16
   days on market $149,900 Active 32 DOM
4. 2026-06-15
   days on market $149,900 Active 31 DOM
5. 2026-06-13
   days on market $149,900 Active 29 DOM
6. 2026-06-12
   days on market $149,900 Active 28 DOM
7. 2026-06-09
   days on market $149,900 Active 25 DOM
8. 2026-06-09
   price $149,900 Active 24 DOM
9. 2026-06-08
   days on market $155,000 Active 24 DOM
10. 2026-06-07
    days on market $155,000 Active 23 DOM
11. 2026-06-07
    days on market $155,000 Active 22 DOM
12. 2026-06-04
    days on market $155,000 Active 19 DOM
13. 2026-06-02
    days on market $155,000 Active 18 DOM
14. 2026-06-01
    days on market $155,000 Active 17 DOM
15. 2026-05-31
    days on market $155,000 Active 16 DOM
16. 2026-05-31
    days on market $155,000 Active 15 DOM
17. 2026-05-15
    status Active 1036-char remark
18. 2026-05-14
    historical 1036-char remark
19. 2026-05-14
    listed $155,000 Active 1036-char remark
20. 2023-10-16
    soldstatus $120,000 Closed 204-char remark

    Show marketing remark (204 chars)

    Brand New, 2023 Prime Doublewide. 56 x 28 Three Bedroom, 2 Bath. Model No: 2856H3P201 CHPR Serial #: 241-000-H-A001557A & B. Located in Cascade Leisure Park. Enjoy a single floor home in a quiet park.

21. 2023-09-19
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Brand New, 2023 Prime Doublewide. 56 x 28 Three Bedroom, 2 Bath. Model No: 2856H3P201 CHPR Serial #: 241-000-H-A001557A & B. Located in Cascade Leisure Park. Enjoy a single floor home in a quiet park.

22. 2023-08-14
    listed $125,000 Active 204-char remark

    Show marketing remark (204 chars)

    Brand New, 2023 Prime Doublewide. 56 x 28 Three Bedroom, 2 Bath. Model No: 2856H3P201 CHPR Serial #: 241-000-H-A001557A & B. Located in Cascade Leisure Park. Enjoy a single floor home in a quiet park.

ⓘ 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: $2,598 · $216/mo
• Projected year-2 tax: $2,598 · $216/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $30,000
• − Mortgage interest: −$8,397
• − Property taxes: −$2,598
• − Insurance: −$750
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$5,040
• − Depreciation: −$4,361
• Taxable income: $4,055
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $4,906/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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — Farmington

• Score: 80/100
• State rank: #18
• US rank: #1653

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, ME
• Population (ZIP): 10,368

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.53%
• Current HPI: 325.7666
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+19.9% since first listed

7 events — show timeline

• 2026-06-08 Price Changed $149,900 MREIS
• 2026-05-15 Relisted — MREIS
• 2026-05-14 Delisted — MREIS
• 2026-05-14 Listed $155,000 MREIS
• 2023-10-16 Sold (MLS) $120,000 MREIS
• 2023-09-19 Pending — MREIS
• 2023-08-14 Listed $125,000 MREIS

Property tax history

+21.6%/yr

Latest (2025): $2,598 · +7.8% YoY. Source: county tax records.