103 Twin Birches Ln · Farmington, ME 04938

$79,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 422 Days on market

Manufactured home Built 1988 Average condition $62/sqft · 54% below area $550/mo HOA · 29% of rent ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -6.5

Listing remarks MLS

Home sweet home! This charming property is situated just minutes from shopping, dining, baseball field and many other amenities. Well-maintained and squeaky clean, offering both convenience and value. A mobile home located on a leased corner lot, the property offers a nice front yard and the interior features a comfortable open concept layout perfect for those seeking an affordable house with downtown Farmington close by. Don't miss this opportunity to own a well-priced home in the heart of Maine!

Key facts

• Downtown farmington
• Front yard
• Corner lot

Tags

• CORNER LOT
• FRONT YARD
• OPEN CONCEPT LAYOUT
• DOWNTOWN FARMINGTON

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 5.1% 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: 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.
• Zoned schools: Mt Blue Middle School (math 78% / reading 79%, grade A+, #69 of 85 statewide, top 82%, 488 students, 50% FRL); Mt Blue High School (math 87% / reading 95%, grade A+, #42 of 108 statewide, top 38%, 733 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 114 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).
• This rent runs 43% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 422 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 422 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 2.41% ✓
• Cap rate: 13.39%
• Cash-on-cash: 25.34%
• DSCR: 2.13
• GRM: 3.5

CMA / ARV

• ARV (median comp): $166,494
• List price: $79,900
• Delta: -52.01%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Town Farm Rd	0.24mi	2/1.0	1,224 (-6%)	8mo	$155,900	$127	69
143 Voter Hill Rd	0.59mi	3/2.0 (+1)	1,228 (-5%)	6mo	$312,000	$254	53
238 Middle St	1.48mi	3/1.0 (+1)	1,310 (+1%)	3mo	$304,000	$232	51
121 Spruce Ln	1.07mi	3/1.0 (+1)	1,260 (-3%)	8mo	$230,000	$183	44
116 Birchwood Ln	1.33mi	2/2.0	1,422 (+10%)	8mo	$338,500	$238	42
127 Rosewood Dr	1.37mi	3/2.0 (+1)	1,386 (+7%)	12mo	$162,000	$117	38
129 Rosewood Dr	1.35mi	3/2.0 (+1)	1,386 (+7%)	12mo	$157,000	$113	38
111 Rosewood Dr	1.25mi	3/2.0 (+1)	1,568 (+21%)	3mo	$155,000	$99	33
154 Greenwood Ave	0.92mi	3/2.0 (+1)	1,476 (+14%)	5mo	$272,000	$184	32
107 Elm St	0.93mi	3/2.0 (+1)	1,584 (+22%)	12mo	$315,000	$199	25
132 Lake Ave	1.03mi	3/1.0 (+1)	1,473 (+14%)	13mo	$275,000	$187	23
116 Dutch Dr	1.48mi	3/1.5 (+1)	1,094 (-16%)	12mo	$65,000	$59	23

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: 43.5%
• Equity multiple: 4.30×
• Total profit: $73,935
• Equity at exit: $71,980

10-year hold

• IRR: 37.7%
• Equity multiple: 9.70×
• Total profit: $194,732
• Equity at exit: $155,228

Cash invested: $22,372 (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: 114
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$33
• HOA: −$550
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $472

Break-even live

Break-even rent $1,327

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $518	-5% $495	+0% $472	+5% $450	+10% $427
Rent	-10% $320	-5% $396	+0% $472	+5% $548	+10% $624
Rate	-1.0pp $513	-0.5pp $493	base $472	+0.5pp $452	+1.0pp $431

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• 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	93d	1	0.90mi

Listing history 50 events

1. 2026-08-08
   days on market $79,900 Active 422 DOM
2. 2026-08-07
   days on market $79,900 Active 421 DOM
3. 2026-08-06
   days on market $79,900 Active 420 DOM
4. 2026-08-05
   days on market $79,900 Active 419 DOM
5. 2026-08-04
   days on market $79,900 Active 418 DOM
6. 2026-08-03
   days on market $79,900 Active 417 DOM
7. 2026-07-31
   days on market $79,900 Active 414 DOM
8. 2026-07-30
   days on market $79,900 Active 413 DOM
9. 2026-07-29
   days on market $79,900 Active 412 DOM
10. 2026-07-27
    days on market $79,900 Active 410 DOM
11. 2026-07-25
    days on market $79,900 Active 408 DOM
12. 2026-07-24
    days on market $79,900 Active 407 DOM
13. 2026-07-23
    days on market $79,900 Active 406 DOM
14. 2026-07-22
    days on market $79,900 Active 405 DOM
15. 2026-07-21
    days on market $79,900 Active 404 DOM
16. 2026-07-18
    days on market $79,900 Active 401 DOM
17. 2026-07-17
    days on market $79,900 Active 399 DOM
18. 2026-07-15
    days on market $79,900 Active 398 DOM
19. 2026-07-14
    days on market $79,900 Active 397 DOM
20. 2026-07-13
    days on market $79,900 Active 396 DOM
21. 2026-07-12
    days on market $79,900 Active 395 DOM
22. 2026-07-12
    days on market $79,900 Active 394 DOM
23. 2026-07-10
    days on market $79,900 Active 393 DOM
24. 2026-07-09
    days on market $79,900 Active 392 DOM
25. 2026-07-08
    days on market $79,900 Active 390 DOM
26. 2026-07-06
    days on market $79,900 Active 389 DOM
27. 2026-07-05
    days on market $79,900 Active 388 DOM
28. 2026-07-04
    days on market $79,900 Active 387 DOM
29. 2026-07-03
    days on market $79,900 Active 386 DOM
30. 2026-07-03
    days on market $79,900 Active 385 DOM
31. 2026-07-01
    days on market $79,900 Active 384 DOM
32. 2026-06-30
    days on market $79,900 Active 383 DOM
33. 2026-06-29
    days on market $79,900 Active 382 DOM
34. 2026-06-28
    days on market $79,900 Active 381 DOM
35. 2026-06-27
    days on market $79,900 Active 380 DOM
36. 2026-06-26
    days on market $79,900 Active 378 DOM
37. 2026-06-22
    days on market $79,900 Active 375 DOM
38. 2026-06-21
    days on market $79,900 Active 374 DOM
39. 2026-06-21
    days on market $79,900 Active 373 DOM
40. 2026-06-18
    days on market $79,900 Active 371 DOM
41. 2026-06-17
    days on market $79,900 Active 370 DOM
42. 2026-06-16
    days on market $79,900 Active 369 DOM
43. 2026-06-15
    days on market $79,900 Active 368 DOM
44. 2026-06-13
    days on market $79,900 Active 366 DOM
45. 2026-06-12
    days on market $79,900 Active 365 DOM
46. 2026-06-09
    days on market $79,900 Active 362 DOM
47. 2026-06-08
    days on market $79,900 Active 361 DOM
48. 2026-06-07
    days on market $79,900 Active 360 DOM
49. 2026-06-07
    days on market $79,900 Active 359 DOM
50. 2026-06-04
    days on market $79,900 Active 356 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: $553 · $46/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$267/yr (+$22/mo · 48.2%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,100
• − Mortgage interest: −$4,476
• − Property taxes: −$553
• − Insurance: −$400
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$6,600
• − Depreciation: −$2,324
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $4,456/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.

Condition & rehab AI · 9 photos

Average 55/100 Cosmetic rehab Est. rehab $6,480–$19,440 screening

A mobile home with average exterior and interior condition, requiring minor repairs and maintenance. Paint and replace the deck to boost its resale and rental value.

Repairs flagged

• Minor Paint — Some discoloration on siding
• Minor Deck — Some wear on wooden deck

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace deck — Improves functionality and aesthetics ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

A Composite livability gradescore 80/100

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

• County: Franklin · 28,948 people
• Population (ZIP): 10,368
• Household income: $54,281
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

-27.4% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $79,900 MREIS
• 2026-04-08 Price Changed $79,000 MREIS
• 2025-07-09 Price Changed $85,000 MREIS
• 2025-06-30 Price Changed $90,000 MREIS
• 2025-06-20 Price Changed $99,900 MREIS
• 2025-06-12 Listed $110,000 MREIS

Property tax history

-0.6%/yr

Latest (2025): $553 · -31.8% YoY. Source: county tax records.