11 Woodland Ave · Mexico, ME 04257

$34,950

3 bd · 2.0 ba · 1,108 sqft · MultiFamily · 16 Days on market

Built 1950 10,018 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.8/10.0
• 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

This Cape Cod style home offers a solid foundation with three bedrooms and two bathrooms. Located in Mexico, Maine, the property presents an opportunity for buyers ready to invest in a home with genuine potential and character. The home features a practical layout across its three bedrooms and two full bathrooms. This is a property where your vision and effort can make a real difference, whether you're looking to create your own retreat or develop an investment opportunity in an established area. Schedule a showing to explore what this property can become. Bring your ideas and see the potential firsthand.

Key facts

• 0.23 acre lot
• Parking
• Built 1950

Property features AI

Finance

• Financial info: Annual tax information available (not included per instructions)

Exterior

• Parking: Off-street parking on gravel for 1–4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single family residence; Built in 1950
• Construction: Wood frame construction with vinyl siding; Metal roof; Public records used for building area
• Exterior features: Level, suburban neighborhood lot; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Electric service with circuit breakers
• Interior features: Five total rooms; Unfinished basement with bulkhead and interior entry
• Laundry & utility: Water heater off heating system

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $35k.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 39.4% vs local median 7.1% in Mexico — 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 76/100 on livability (#35 in ME, #3,803 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute D+, schools D-, 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: 34 active listings in the ZIP; 4 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

• Local home prices are declining (-2.4%/yr); year-one equity from $242 of loan paydown is wiped out by about $835 of value loss. Plan a longer hold.
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $34,425 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 4.36% ✓
• Cap rate: 39.37%
• Cash-on-cash: 118.14%
• DSCR: 6.26
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.79×
• Total profit: $56,620
• Equity at exit: $6,167

10-year hold

• IRR: —
• Equity multiple: 14.20×
• Total profit: $129,195
• Equity at exit: $4,689

Cash invested: $9,786 (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 04257

• Home prices YoY: -0.9%
• Active inventory: 34
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $963

Break-even live

Break-even rent $306

Max offer price $34,950

Occupancy floor 32%

Sensitivity live

Price	-10% $988	-5% $976	+0% $963	+5% $951	+10% $939
Rent	-10% $843	-5% $903	+0% $963	+5% $1,024	+10% $1,084
Rate	-1.0pp $981	-0.5pp $972	base $963	+0.5pp $954	+1.0pp $945

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: $8,738
• Closing costs: $1,048
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	0.87mi
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	44d	1	0.99mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	1.05mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	1.12mi

Listing history 12 events

1. 2026-06-21
   days on market $34,950 Active 16 DOM
2. 2026-06-18
   days on market $34,950 Active 14 DOM
3. 2026-06-17
   days on market $34,950 Active 13 DOM
4. 2026-06-16
   days on market $34,950 Active 12 DOM
5. 2026-06-15
   days on market $34,950 Active 11 DOM
6. 2026-06-13
   days on market $34,950 Active 9 DOM
7. 2026-06-12
   days on market $34,950 Active 8 DOM
8. 2026-06-09
   days on market $34,950 Active 5 DOM
9. 2026-06-08
   days on market $34,950 Active 4 DOM
10. 2026-06-07
    days on market $34,950 Active 3 DOM
11. 2026-06-07
    remarks 612-char remark
12. 2026-06-07
    listed $34,950 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,303
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$175
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$1,017
• Taxable income: $11,701
• Est. tax owed @ 24.0%: −$2,808
• After-tax cash flow: $8,753/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 — Mexico

• Score: 76/100
• State rank: #35
• US rank: #3803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, ME
• Population (ZIP): 2,772

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 22% Italian 3% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▼ -2.39%
• Current HPI: 263.5537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-04 Listed $34,950 MREIS

Property tax history

+1.2%/yr

Latest (2024): $2,097 · -0.7% YoY. Source: county tax records.