165 Oxford Ave · Rumford, ME 04276

$65,000

4 bd · 2.0 ba · 1,584 sqft · MultiFamily public records · 14 Days on market

Built 1910 7,405 sqft lot $41/sqft · 48% below area Est $125k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks MLS

Calling all investors and flippers! This spacious two-unit property in the heart of Rumford is full of potential and ready for renovation. The first-floor unit offers 2 rooms, living room area, a full bath, and a kitchen. The second-floor unit features 4 bedrooms, a bathroom, living room & kitchen area. Ideal for future tenants or owner occupancy once updated. This property provides a solid foundation for your next project. Located just steps from downtown Rumford, you'll enjoy close access to local restaurants, shops, and the scenic Androscoggin River. Plus, it's only 30 minutes to Sunday River Resort, offering four-season recreation! Property also includes a 2-car garage and additional off-street parking. 165 Oxford Avenue is a great investment opportunity in Western Maine's River Valley region.

Key facts

• Two-unit property
• Solid foundation
• 7,405 sq ft lot

Tags

• TWO-UNIT PROPERTY
• SOLID FOUNDATION
• CLOSE ACCESS TO SHOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $65k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $65k).
• Cap rate 39.6% vs local median 6.0% in Rumford — 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 75/100 on livability (#39 in ME, #4,030 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D, schools F, amenities F.
• RSU 10 (rural): math 72% / reading 79% proficiency, ranked #107 of 112 in ME (top 96%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Oxford 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $55k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.57% ✓
• Cap rate: 39.56%
• Cash-on-cash: 118.81%
• DSCR: 6.29
• GRM: 1.8

CMA / ARV

• ARV (median comp): $125,240
• List price: $65,000
• Delta: -48.10%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Oxford Ave	0.00mi	4/2.0	1,580 (-0%)	0mo	$52,000	$33	99
544 Hancock St	0.54mi	3/2.0 (-1)	1,680 (+6%)	12mo	$185,000	$110	49

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: —
• Equity multiple: 9.26×
• Total profit: $150,269
• Equity at exit: $58,557

10-year hold

• IRR: —
• Equity multiple: 20.37×
• Total profit: $352,470
• Equity at exit: $126,281

Cash invested: $18,200 (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 04276

• Home prices YoY: 4.4%
• Active inventory: 83
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,968 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $1,802

Break-even live

Break-even rent $687

Max offer price $65,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,839	-5% $1,820	+0% $1,802	+5% $1,784	+10% $1,765
Rent	-10% $1,567	-5% $1,685	+0% $1,802	+5% $1,919	+10% $2,036
Rate	-1.0pp $1,835	-0.5pp $1,818	base $1,802	+0.5pp $1,785	+1.0pp $1,768

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,379
1× unit	4	1	$1,589
Total (2 units)			$2,968

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	45d	1	0.37mi

Listing history 8 events

1. 2026-05-10
   status Pending 814-char remark

   Show marketing remark (814 chars)

   Calling all investors and flippers! This spacious two-unit property in the heart of Rumford is full of potential and ready for renovation. The first-floor unit offers 2 rooms, living room area, a full bath, and a kitchen. The second-floor unit features 4 bedrooms, a bathroom, living room & kitchen area. Ideal for future tenants or owner occupancy once updated. This property provides a solid foundation for your next project. Located just steps from downtown Rumford, you'll enjoy close access to local restaurants, shops, and the scenic Androscoggin River. Plus, it's only 30 minutes to Sunday River Resort, offering four-season recreation! Property also includes a 2-car garage and additional off-street parking. 165 Oxford Avenue is a great investment opportunity in Western Maine's River Valley region.

2. 2026-05-05
   status Active 814-char remark

   Show marketing remark (814 chars)

   Calling all investors and flippers! This spacious two-unit property in the heart of Rumford is full of potential and ready for renovation. The first-floor unit offers 2 rooms, living room area, a full bath, and a kitchen. The second-floor unit features 4 bedrooms, a bathroom, living room & kitchen area. Ideal for future tenants or owner occupancy once updated. This property provides a solid foundation for your next project. Located just steps from downtown Rumford, you'll enjoy close access to local restaurants, shops, and the scenic Androscoggin River. Plus, it's only 30 minutes to Sunday River Resort, offering four-season recreation! Property also includes a 2-car garage and additional off-street parking. 165 Oxford Avenue is a great investment opportunity in Western Maine's River Valley region.

3. 2026-04-29
   status Pending 814-char remark

   Show marketing remark (814 chars)

   Calling all investors and flippers! This spacious two-unit property in the heart of Rumford is full of potential and ready for renovation. The first-floor unit offers 2 rooms, living room area, a full bath, and a kitchen. The second-floor unit features 4 bedrooms, a bathroom, living room & kitchen area. Ideal for future tenants or owner occupancy once updated. This property provides a solid foundation for your next project. Located just steps from downtown Rumford, you'll enjoy close access to local restaurants, shops, and the scenic Androscoggin River. Plus, it's only 30 minutes to Sunday River Resort, offering four-season recreation! Property also includes a 2-car garage and additional off-street parking. 165 Oxford Avenue is a great investment opportunity in Western Maine's River Valley region.

4. 2026-04-20
   listed $65,000 Active 814-char remark

   Show marketing remark (814 chars)

   Calling all investors and flippers! This spacious two-unit property in the heart of Rumford is full of potential and ready for renovation. The first-floor unit offers 2 rooms, living room area, a full bath, and a kitchen. The second-floor unit features 4 bedrooms, a bathroom, living room & kitchen area. Ideal for future tenants or owner occupancy once updated. This property provides a solid foundation for your next project. Located just steps from downtown Rumford, you'll enjoy close access to local restaurants, shops, and the scenic Androscoggin River. Plus, it's only 30 minutes to Sunday River Resort, offering four-season recreation! Property also includes a 2-car garage and additional off-street parking. 165 Oxford Avenue is a great investment opportunity in Western Maine's River Valley region.

5. 2026-03-06
   price $65,000
6. 2026-03-04
   price $85,000
7. 2025-12-05
   price $99,900
8. 2014-04-11
   soldstatus $55,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,098 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $35,616
• − Mortgage interest: −$3,641
• − Property taxes: −$2,098
• − Insurance: −$325
• − Repairs & maintenance: −$2,849
• − Management: −$2,849
• − Depreciation: −$1,891
• Taxable income: $21,963
• Est. tax owed @ 24.0%: −$5,271
• After-tax cash flow: $16,352/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 10
• NCES district ID: 2314795
• Math proficiency: 72% ▲ 50.00%
• Reading proficiency: 79% ▲ 34.00%
• Median HH income: $37,647
• Composite: 62.72/100
• National rank: #671
• State rank: #107 of 112 in ME

Livability — Rumford

• Score: 75/100
• State rank: #39
• US rank: #4030

Category grades

Amenities F Commute D Cost of living A+ Crime B Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumford, ME
• Population (ZIP): 5,918

Population outlook (Oxford County) Hauer SSP2

• Today (2025): 55,853 people
• By 2030: 54,190 · -3.0%
• By 2040: 49,484 · -11.4%
• By 2050: 43,958 · -21.3%
• By 2075: 32,308 · -42.2%
• By 2100: 21,858 · -60.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 27% Slovak 5% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Tagalog/Filipino 1%

Political lean MEDSL · Oxford

• 2024 margin: R (+12.9) · D 42.7% · R 55.6% · Other 1.7%
• 2008→2024 swing: -28.9pp toward R · 2008: 16.0pp · 2024: -12.9pp
• All cycles: 2024: R+12.9 2020: R+8.8 2016: R+13.0 2012: D+14.9 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.73%
• Current HPI: 301.2786
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+18.2% since first listed

8 events — show timeline

• 2026-05-10 Pending — MREIS
• 2026-05-05 Relisted — MREIS
• 2026-04-29 Pending — MREIS
• 2026-04-20 Listed $65,000 MREIS
• 2026-03-06 Price Changed $65,000 MREIS
• 2026-03-04 Price Changed $85,000 MREIS
• 2025-12-05 Price Changed $99,900 MREIS
• 2014-04-11 Sold (MLS) $55,000 MREIS

Property tax history

+1.7%/yr

Latest (2025): $2,098 · +12.7% YoY. Source: county tax records.