32 Front St · Sumner, ME 04292

$135,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily · 67 Days on market

Built 1950 Poor condition 0.44 ac lot $96/sqft · 37% below area Est $213k · 37% 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 +22.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• Schools +6.3/10.0
• 1% rule +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Nice 3 bedroom home in move in condition with brand new Furnace! Large mudroom entry, master bedroom, kitchen, dining, living room with pellet stove plus an office or extended living room all on first floor. Second floor has 2 good sized bedrooms and a closet that runs across the back. Front porch plus a rear deck and storage shed. Nice yard with privacy and a small wooded area that has been cleaned up so it is for extra yard space or what ever you would like . Gravel driveway to right of home with direct entry to home, plus additional parking in front of the home. Drilled well and private septic. Ready for a new owner. Be in before summer and the new school year.

Key facts

• Front porch
• Large mudroom entry
• Storage shed

Tags

• BRAND NEW FURNACE
• LARGE MUDROOM ENTRY
• PELLET STOVE
• FRONT PORCH
• REAR DECK
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (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 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: 10 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $135k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (median comp): $212,895
• List price: $135,000
• Delta: -36.59%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Front St	0.03mi	4/— (+1)	1,240 (-12%)	12mo	$50,000	$40	65
1142 Main St	0.24mi	3/1.0	1,200 (-14%)	10mo	$315,000	$263	56

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $87,788
• Equity at exit: $121,619

10-year hold

• IRR: 25.6%
• Equity multiple: 7.54×
• Total profit: $247,366
• Equity at exit: $262,275

Cash invested: $37,800 (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 04292

• Home prices YoY: 7.4%
• Active inventory: 10
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $224

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 80%

Sensitivity live

Price	-10% $317	-5% $270	+0% $224	+5% $177	+10% $130
Rent	-10% $108	-5% $166	+0% $224	+5% $281	+10% $339
Rate	-1.0pp $292	-0.5pp $258	base $224	+0.5pp $189	+1.0pp $153

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $135,000 Active 67 DOM
2. 2026-06-18
   days on market $135,000 Active 65 DOM
3. 2026-06-17
   days on market $135,000 Active 64 DOM
4. 2026-06-16
   days on market $135,000 Active 63 DOM
5. 2026-06-15
   days on market $135,000 Active 62 DOM
6. 2026-06-13
   days on market $135,000 Active 60 DOM
7. 2026-06-12
   pricedays on market $135,000 Active 59 DOM
8. 2026-06-09
   days on market $150,000 Active 56 DOM
9. 2026-06-08
   days on market $150,000 Active 55 DOM
10. 2026-06-07
    days on market $150,000 Active 54 DOM
11. 2026-06-07
    days on market $150,000 Active 53 DOM
12. 2026-06-04
    days on market $150,000 Active 50 DOM
13. 2026-06-02
    days on market $150,000 Active 49 DOM
14. 2026-06-01
    days on market $150,000 Active 48 DOM
15. 2026-05-31
    days on market $150,000 Active 47 DOM
16. 2026-05-31
    days on market $150,000 Active 46 DOM
17. 2026-04-14
    listed $150,000 Active 678-char remark

    Show marketing remark (678 chars)

    Nice 3 bedroom home in move in condition with brand new Furnace! Large mudroom entry, master bedroom, kitchen, dining, living room with pellet stove plus an office or extended living room all on first floor. Second floor has 2 good sized bedrooms and a closet that runs across the back. Front porch plus a rear deck and storage shed. Nice yard with privacy and a small wooded area that has been cleaned up so it is for extra yard space or what ever you would like . Gravel driveway to right of home with direct entry to home, plus additional parking in front of the home. Drilled well and private septic. Ready for a new owner. Be in before summer and the new school year.

18. 2024-09-11
    soldstatus $74,000 Closed 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

19. 2024-08-29
    status Pending 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

20. 2024-08-16
    price $76,545 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

21. 2024-07-17
    price $85,050 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

22. 2024-06-17
    price $94,500 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

23. 2024-05-17
    listed $105,000 Active 246-char remark

    Show marketing remark (246 chars)

    Foreclosure being sold in its as is condition. House needs TLC. Close to Pleasant Pond in Sumner and easy commute to South Paris area. Lot is just under a half acre and house has a shed, a deck on the back and a covered porch on the on the front.

24. 2023-08-15
    price $145,000
25. 2021-11-19
    soldstatus $117,000 Closed
26. 2021-10-02
    status Pending - Continue to Show
27. 2021-09-21
    listed $110,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,568
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,927
• Taxable income: $568
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,547/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 · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including a new roof, exterior siding, windows, and landscaping, to improve its condition and value.

Repairs flagged

• Major roof — Snow-covered roof, potential ice dam
• Major exterior siding — Weathered siding
• Major windows — Appears old and possibly single-pane
• Major landscaping — Minimal, snow-covered yard

Value-add opportunities

• Both New roof — Critical to prevent water damage and improve curb appeal
• Both New exterior siding — Enhances curb appeal and durability
• Both New windows — Improves energy efficiency and curb appeal
• Both Landscaping — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Snow-covered roof, potential ice dam	Major	$15,000–50,000
exterior siding · Weathered siding	Major	$15,000–50,000
windows · Appears old and possibly single-pane	Major	$15,000–50,000
landscaping · Minimal, snow-covered yard	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New roof — Critical to prevent water damage and improve curb appeal ↑
• Both New exterior siding — Enhances curb appeal and durability ↑
• Both New windows — Improves energy efficiency and curb appeal ↑
• Both Landscaping — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sumner

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

Census & demographics

• Population (ZIP): 996

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Slovak 7% Italian 5%
• Foreign-born: 0%

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: ▲ 14.49%
• Current HPI: 209.5804
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+36.4% since first listed

11 events — show timeline

• 2026-04-14 Listed $150,000 MREIS
• 2024-09-11 Sold (MLS) $74,000 MREIS
• 2024-08-29 Pending — MREIS
• 2024-08-16 Price Changed $76,545 MREIS
• 2024-07-17 Price Changed $85,050 MREIS
• 2024-06-17 Price Changed $94,500 MREIS
• 2024-05-17 Listed $105,000 MREIS
• 2023-08-15 Price Changed $145,000 MREIS
• 2021-11-19 Sold (MLS) $117,000 MREIS
• 2021-10-02 Pending — MREIS
• 2021-09-21 Listed $110,000 MREIS