34 Cummings Hill Rd · Temple, ME 04984

$149,900

4 bd · 1.5 ba · 838 sqft · MultiFamily public records · 16 Days on market

Built 1815 2.50 ac lot

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Why this score? — see what drove the D- 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 +7.9/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Appreciation +5.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Multi-family units

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

Listing remarks

ESTATE SALE!! Opportunity awaits with this spacious home offering abundant room and potential, set on approximately 2.5 acres featuring a small pond and mature apple trees. In need of complete rehabilitation, this property is ideal for investors, contractors, or DIY enthusiasts looking for their next project. Featuring a solid structure, attractive grounds, and a large rear outbuilding for storage, the property provides a strong foundation for restoration. Bring your vision and tool belt to transform this home and restore it to its former charm. A rewarding opportunity for those ready to take on a renovation project and unlock this property's full potential.

Key facts

• Small pond
• Mature apple trees
• 2.5 acre lot

Tags

• SMALL POND
• MATURE APPLE TREES
• LARGE REAR OUTBUILDING

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Concrete parking; 1–4 parking spaces
• Utilities: Private water; Private sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single-family residence; Facing direction not specified; Multiple stories (includes third-level bonus room); Entry level not specified
• Construction: Built in 1815; Wood frame construction with shingle and vinyl siding; Block and stone foundation; Metal and shingle roof
• Exterior features: Rural, wooded lot; Paved road access; Small pond on property with water view; Outbuilding and shed(s)

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 (first floor); Bedroom 2 (first floor); Bedroom 3 (second floor); Bedroom 4 (second floor)
• Flooring: Laminate; Wood; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Direct vent heater
• Interior features: First-floor bedroom; Shower; Storage; Walk-in closet(s); Unfurnished; 10 total rooms
• Laundry & utility: Basement with interior entry and bulkhead; Dirt floor in basement; Walk-out basement access

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.0% below list).
• Recommended offer: $112k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 15 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1815 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,451 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1815 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.75% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.86×
• Total profit: $-5,992
• Equity at exit: $52,443

10-year hold

• IRR: 2.2%
• Equity multiple: 1.28×
• Total profit: $11,612
• Equity at exit: $70,684

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 04984

• Home prices YoY: 1.1%
• Active inventory: 15
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-157

Break-even live

Break-even rent $1,323

Max offer price $122,132

Occupancy floor —

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 12 events

1. 2026-06-18
   days on market $149,900 Active 16 DOM
2. 2026-06-17
   days on market $149,900 Active 15 DOM
3. 2026-06-16
   days on market $149,900 Active 14 DOM
4. 2026-06-15
   days on market $149,900 Active 13 DOM
5. 2026-06-13
   days on market $149,900 Active 11 DOM
6. 2026-06-12
   days on market $149,900 Active 10 DOM
7. 2026-06-09
   days on market $149,900 Active 7 DOM
8. 2026-06-08
   days on market $149,900 Active 6 DOM
9. 2026-06-07
   days on market $149,900 Active 5 DOM
10. 2026-06-07
    days on market $149,900 Active 4 DOM
11. 2026-06-02
    remarks 666-char remark
12. 2026-06-02
    listed $149,900 Active 1 DOM

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,494
• − Mortgage interest: −$8,397
• − Property taxes: −$2,364
• − Insurance: −$750
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$4,361
• Taxable loss: −$4,536
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $-798/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 — Temple

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 679

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 (90%)
• Race & ethnicity: White 90% Two or more races 10%
• Common ancestry: Lithuanian 24% Subsaharan African 18% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 1.16%
• Current HPI: 106.0439
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $149,900 MREIS

Property tax history

+2.4%/yr

Latest (2025): $2,364 · +2.5% YoY. Source: county tax records.