150 Greenwood Ave · Farmington, ME 04938

$319,000

4 bd · 1.5 ba · 2,530 sqft · SingleFamily public records · 3 Days on market

Built 1900 0.34 ac lot Est $286k · 12% over

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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 +21.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• Schools +6.7/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks MLS

Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Garage (2 spaces); 1–4 off-street parking spaces
• Utilities: Public water; Public sewer; Electrical service with circuit breakers; Utilities currently on
• Home design: Bungalow style single-family residence; Approximately 2,032 above-grade finished area; Lot about 0.34 acres; Zoned Town
• Construction: Metal and shingle roof
• Exterior features: Glassed-in porch; Patio

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Primary bedroom (second level); Bedroom 2 (second level); Bedroom 3 (second level); Bedroom 4 (second level)
• Flooring: Laminate flooring; Tile flooring; Hardwood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Forced air heating
• Interior features: Interior entry basement; Fireplace (1); Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $319k).
• Cap rate 8.1% 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 $34k of equity ($2k loan paydown + $32k 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 $89k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $130k; list at $319k implies a 145% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $319,000

Questions for the listing agent

1. Built in 1900 — 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 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: 1.00% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $285,890
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 High St	0.07mi	5/2.0 (+1)	2,493 (-2%)	11mo	$242,000	$97	78
156 Wilton Rd	0.58mi	4/1.5	2,612 (+3%)	19mo	$310,000	$119	52
122 Middle St	0.44mi	5/2.5 (+1)	2,700 (+7%)	12mo	$270,000	$100	50
143 Perham St	0.55mi	5/2.5 (+1)	2,649 (+5%)	12mo	$299,900	$113	48
195 Old Quarry Rd	0.55mi	3/2.5 (-1)	2,589 (+2%)	19mo	$459,000	$177	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.29×
• Total profit: $204,194
• Equity at exit: $287,380

10-year hold

• IRR: 25.2%
• Equity multiple: 7.46×
• Total profit: $577,234
• Equity at exit: $619,747

Cash invested: $89,320 (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: 8.3×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $479

Break-even live

Break-even rent $2,594

Max offer price $319,000

Occupancy floor 80%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 High St Unit A Farmington, ME	5.0	3.0	2600	$3,200	$1.23	44d	1	0.53mi

Listing history 13 events

1. 2026-04-13
   status Pending
2. 2026-04-10
   listed $319,000 Active
3. 2016-06-03
   soldstatus $130,000 Sold 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

4. 2016-04-11
   status Pending 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

5. 2016-04-04
   status Active 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

6. 2016-03-24
   status Pending 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

7. 2015-12-23
   price $139,900 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

8. 2015-09-25
   status Active 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

9. 2015-09-24
   historical 225-char remark

   Show marketing remark (225 chars)

   Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

10. 2015-05-13
    price $147,500 225-char remark

    Show marketing remark (225 chars)

    Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

11. 2015-03-23
    status Active 225-char remark

    Show marketing remark (225 chars)

    Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

12. 2015-03-18
    historical 225-char remark

    Show marketing remark (225 chars)

    Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

13. 2015-03-05
    listed $157,500 Active 225-char remark

    Show marketing remark (225 chars)

    Lovely sun-filled home ideally located in a well established neighborhood. Just a short walk to downtown and campus. Hardwood floors, Mark Prentiss custom kitchen, pretty brick fireplace, and beautiful gum wood interior trim.

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $3,629 · $302/mo
• Expected delta: +$710/yr (+$59/mo · 24.3%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $38,400
• − Mortgage interest: −$17,869
• − Property taxes: −$2,919
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$9,280
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $5,605/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

+102.5% since first listed

13 events — show timeline

• 2026-04-13 Pending — MREIS
• 2026-04-10 Listed $319,000 MREIS
• 2016-06-03 Sold (MLS) $130,000 MREIS
• 2016-04-11 Pending — MREIS
• 2016-04-04 Relisted — MREIS
• 2016-03-24 Pending — MREIS
• 2015-12-23 Price Changed $139,900 MREIS
• 2015-09-25 Relisted — MREIS
• 2015-09-24 Delisted — MREIS
• 2015-05-13 Price Changed $147,500 MREIS
• 2015-03-23 Relisted — MREIS
• 2015-03-18 Delisted — MREIS
• 2015-03-05 Listed $157,500 MREIS

Property tax history

+3.0%/yr

Latest (2025): $2,919 · +7.4% YoY. Source: county tax records.