10 Dwelly Point Rd · Franklin, ME 04634

$110,000

4 bd · 1.0 ba · 1,133 sqft · Other · 71 Days on market

Built 1942 1.29 ac lot $97/sqft · 62% below area

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits on highly desirable Dwelly Point Road in Franklin. Ideally located near Taunton Bay and Hog Bay, this property offers a prime setting for those seeking coastal proximity and a peaceful Downeast lifestyle. The home presents a fantastic renovation project with tremendous potential, featuring solid bones and a layout ready for your vision. While the property has not been occupied in some time, it offers a strong foundation for restoration or transformation. Set on a 1.29-acre lot, the grounds include a charming, curved driveway that could easily be reclaimed, adding to the property's appeal. Bring your ideas and unlock the possibilities!

Key facts

• 1.29-acre lot
• Curved driveway
• Taunton bay

Tags

• DWELLY POINT ROAD
• TAUNTON BAY
• HOG BAY
• 1.29-ACRE LOT
• CURVED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 24 (rural): math 83% / reading 86% proficiency, ranked #59 of 112 in ME (top 53%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 44 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.77%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $290,490
• List price: $110,000
• Delta: -62.13%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.48×
• Total profit: $14,678
• Equity at exit: $23,547

10-year hold

• IRR: 17.8%
• Equity multiple: 2.69×
• Total profit: $52,109
• Equity at exit: $22,247

Cash invested: $30,800 (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 04634

• Home prices YoY: -0.8%
• Active inventory: 44
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,431 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $405

Break-even live

Break-even rent $919

Max offer price $110,000

Occupancy floor 67%

Sensitivity live

Price	-10% $467	-5% $436	+0% $405	+5% $374	+10% $343
Rent	-10% $292	-5% $348	+0% $405	+5% $461	+10% $518
Rate	-1.0pp $460	-0.5pp $433	base $405	+0.5pp $376	+1.0pp $347

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   status $110,000 Pending 71 DOM
2. 2026-06-18
   days on market $110,000 Active 71 DOM
3. 2026-06-17
   days on market $110,000 Active 70 DOM
4. 2026-06-16
   days on market $110,000 Active 69 DOM
5. 2026-06-15
   days on market $110,000 Active 68 DOM
6. 2026-06-13
   days on market $110,000 Active 66 DOM
7. 2026-06-12
   days on market $110,000 Active 65 DOM
8. 2026-06-08
   days on market $110,000 Active 61 DOM
9. 2026-06-07
   days on market $110,000 Active 60 DOM
10. 2026-06-07
    days on market $110,000 Active 59 DOM
11. 2026-06-04
    days on market $110,000 Active 56 DOM
12. 2026-06-02
    days on market $110,000 Active 55 DOM
13. 2026-06-01
    days on market $110,000 Active 54 DOM
14. 2026-05-31
    days on market $110,000 Active 53 DOM
15. 2026-05-31
    days on market $110,000 Active 52 DOM
16. 2026-04-09
    listed $110,000 Active 661-char remark

    Show marketing remark (661 chars)

    Opportunity awaits on highly desirable Dwelly Point Road in Franklin. Ideally located near Taunton Bay and Hog Bay, this property offers a prime setting for those seeking coastal proximity and a peaceful Downeast lifestyle. The home presents a fantastic renovation project with tremendous potential, featuring solid bones and a layout ready for your vision. While the property has not been occupied in some time, it offers a strong foundation for restoration or transformation. Set on a 1.29-acre lot, the grounds include a charming, curved driveway that could easily be reclaimed, adding to the property's appeal. Bring your ideas and unlock the possibilities!

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,366 · $114/mo
• Expected delta: +$130/yr (+$11/mo · 10.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,173
• − Mortgage interest: −$6,162
• − Property taxes: −$1,236
• − Insurance: −$550
• − Repairs & maintenance: −$1,374
• − Management: −$1,374
• − Depreciation: −$3,200
• Taxable income: $3,277
• Est. tax owed @ 24.0%: −$787
• After-tax cash flow: $4,072/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 24
• NCES district ID: 2314790
• Math proficiency: 83% ▲ 60.00%
• Reading proficiency: 86% ▲ 34.00%
• Median HH income: $44,304
• Composite: 70.84/100
• National rank: #249
• State rank: #59 of 112 in ME

Livability — Franklin

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

Census & demographics

• Population (ZIP): 2,218

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 202.765
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-09 Listed $110,000 MREIS

Property tax history

+6.9%/yr

Latest (2025): $1,236 · +12.4% YoY. Source: county tax records.