103 Twin Birches Ln · Farmington, ME 04938

$79,900

2 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 373 Days on market

Built 1988 $62/sqft · 55% below area $550/mo HOA · 22% of rent ↓ 27% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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.

Deal economics

• At list price, monthly cash flow is $927 ($11k/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 20.2% vs local median 4.6% 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: 92 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 $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 373 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

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

Questions for the listing agent

1. It's been on market 373 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: 3.13% ✓
• Cap rate: 20.21%
• Cash-on-cash: 49.70%
• DSCR: 3.21
• GRM: 2.7

CMA / ARV

• ARV (median comp): $172,518
• List price: $79,900
• Delta: -53.69%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.5%
• Equity multiple: 5.60×
• Total profit: $102,875
• Equity at exit: $71,980

10-year hold

• IRR: 57.1%
• Equity multiple: 12.50×
• Total profit: $257,222
• 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: 92
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$33
• HOA: −$550
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $927

Break-even live

Break-even rent $1,327

Max offer price $79,900

Occupancy floor 58%

Sensitivity live

Price	-10% $972	-5% $949	+0% $927	+5% $904	+10% $881
Rent	-10% $729	-5% $828	+0% $927	+5% $1,025	+10% $1,124
Rate	-1.0pp $967	-0.5pp $947	base $927	+0.5pp $906	+1.0pp $885

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
• 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	44d	1	0.90mi

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 22 events

1. 2026-06-21
   days on market $79,900 Active 373 DOM
2. 2026-06-18
   days on market $79,900 Active 371 DOM
3. 2026-06-17
   days on market $79,900 Active 370 DOM
4. 2026-06-16
   days on market $79,900 Active 369 DOM
5. 2026-06-15
   days on market $79,900 Active 368 DOM
6. 2026-06-13
   days on market $79,900 Active 366 DOM
7. 2026-06-12
   days on market $79,900 Active 365 DOM
8. 2026-06-09
   days on market $79,900 Active 362 DOM
9. 2026-06-08
   days on market $79,900 Active 361 DOM
10. 2026-06-07
    days on market $79,900 Active 360 DOM
11. 2026-06-07
    days on market $79,900 Active 359 DOM
12. 2026-06-04
    days on market $79,900 Active 356 DOM
13. 2026-06-02
    days on market $79,900 Active 355 DOM
14. 2026-06-01
    days on market $79,900 Active 354 DOM
15. 2026-05-31
    days on market $79,900 Active 353 DOM
16. 2026-05-31
    days on market $79,900 Active 352 DOM
17. 2026-04-08
    price $79,900 503-char remark

    Show marketing remark (503 chars)

    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!

18. 2026-04-08
    price $79,000 503-char remark

    Show marketing remark (503 chars)

    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!

19. 2025-07-09
    price $85,000 503-char remark

    Show marketing remark (503 chars)

    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!

20. 2025-06-30
    price $90,000 503-char remark

    Show marketing remark (503 chars)

    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!

21. 2025-06-20
    price $99,900 503-char remark

    Show marketing remark (503 chars)

    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!

22. 2025-06-12
    listed $110,000 Active 503-char remark

    Show marketing remark (503 chars)

    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!

ⓘ 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: $30,000
• − Mortgage interest: −$4,476
• − Property taxes: −$553
• − Insurance: −$400
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$6,600
• − Depreciation: −$2,324
• Taxable income: $10,847
• Est. tax owed @ 24.0%: −$2,603
• After-tax cash flow: $8,516/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

• 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

-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.