131 Fairbanks Rd · Farmington, ME 04938

$272,000

5 bd · 2.0 ba · 2,352 sqft · SingleFamily public records · 29 Days on market

Built 1900 0.50 ac lot Est $266k · at est.

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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 +27.4/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.8/10.0
• Schools +6.7/10.0
• ARV discount +6.4/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and versatile 3-5 bedroom, 2 bath home offering the perfect blend of comfort and convenience, just minutes from downtown. Features include a welcoming mudroom entry, spacious kitchen and living rooms. Step out onto the deck and enjoy the scenic views overlooking open fields and the beautiful Sandy River. A new oversized storage shed provides excellent space for tools, toys, or extra storage. Flexible layout offers room for family, guests, home office space, or hobbies. A wonderful opportunity to enjoy in-town convenience. Move in ready with fresh paint and updates!

Key facts

• Spacious kitchen
• Flexible layout
• Home office space

Tags

• MUDROOM ENTRY
• SPACIOUS KITCHEN
• OVERSIZED STORAGE SHED
• FLEXIBLE LAYOUT
• HOME OFFICE SPACE
• MOVE IN READY

Property features AI

Exterior

• Parking: Gravel parking; 1–4 parking spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Water heater tied to heating system
• Home design: Single family residence; Built in 1900
• Construction: Wood frame construction; Wood siding; Metal roof; Stone and brick/mortar foundation
• Exterior features: Deck; Shed(s); Near town; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: First-floor bedroom; Second-floor bedrooms (multiple); Bedroom with built-ins; Bedrooms with closets
• Flooring: Vinyl; Wood; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Radiator heating; Wood stove; Heat pump (cooling available)
• Interior features: First-floor bedroom; Bathtub; Shower; Level entry; Unfurnished
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $272k.

Deal economics

• At list price, monthly cash flow is $794 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $272k).
• Recommended offer: $268k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.8% 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: 90 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 $29k of equity ($2k loan paydown + $27k 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 $76k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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 $144k; list at $272k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $267,920 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.51%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $265,776
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Perham St	0.56mi	5/2.5	2,649 (+13%)	12mo	$299,900	$113	41
122 Middle St	0.58mi	5/2.5	2,700 (+15%)	12mo	$270,000	$100	36
163 Perham St	0.63mi	4/2.0 (-1)	2,000 (-15%)	10mo	$395,000	$198	32

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $198,663
• Equity at exit: $245,039

10-year hold

• IRR: 28.9%
• Equity multiple: 8.16×
• Total profit: $545,184
• Equity at exit: $528,436

Cash invested: $76,160 (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: 90
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,426
• Tax from tax record: −$194 /mo · $2,332/yr
• Insurance: −$113
• HOA: −$0
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $794

Break-even live

Break-even rent $2,195

Max offer price $272,000

Occupancy floor 70%

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: $68,000
• Closing costs: $8,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 High St Unit A Farmington, ME	5.0	3.0	2600	$3,200	$1.23	43d	1	0.46mi

Listing history 21 events

1. 2026-06-18
   days on market $272,000 Active 29 DOM
2. 2026-06-17
   days on market $272,000 Active 28 DOM
3. 2026-06-16
   days on market $272,000 Active 27 DOM
4. 2026-06-15
   days on market $272,000 Active 26 DOM
5. 2026-06-13
   days on market $272,000 Active 24 DOM
6. 2026-06-12
   days on market $272,000 Active 23 DOM
7. 2026-06-09
   days on market $272,000 Active 20 DOM
8. 2026-06-08
   days on market $272,000 Active 19 DOM
9. 2026-06-07
   days on market $272,000 Active 18 DOM
10. 2026-06-07
    days on market $272,000 Active 17 DOM
11. 2026-06-04
    days on market $272,000 Active 14 DOM
12. 2026-06-02
    days on market $272,000 Active 13 DOM
13. 2026-06-01
    days on market $272,000 Active 12 DOM
14. 2026-05-31
    days on market $272,000 Active 11 DOM
15. 2026-05-31
    days on market $272,000 Active 10 DOM
16. 2026-05-20
    listed $272,000 Active
17. 2021-09-29
    soldstatus $144,000 Closed
18. 2021-08-23
    status Pending - Continue to Show
19. 2021-07-15
    status Active
20. 2021-07-01
    status Pending - Continue to Show
21. 2021-06-24
    listed $149,000 Active

ⓘ 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: $2,332 · $194/mo
• Projected year-2 tax: $3,016 · $251/mo
• Expected delta: +$684/yr (+$57/mo · 29.3%)

ⓘ 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 10% 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: $38,400
• − Mortgage interest: −$15,236
• − Property taxes: −$2,332
• − Insurance: −$1,360
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − Depreciation: −$7,913
• Taxable income: $5,415
• Est. tax owed @ 24.0%: −$1,300
• After-tax cash flow: $8,228/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

• Census place: Farmington, ME
• 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

+82.6% since first listed

6 events — show timeline

• 2026-05-20 Listed $272,000 MREIS
• 2021-09-29 Sold (MLS) $144,000 MREIS
• 2021-08-23 Pending — MREIS
• 2021-07-15 Relisted — MREIS
• 2021-07-01 Pending — MREIS
• 2021-06-24 Listed $149,000 MREIS

Property tax history

+2.1%/yr

Latest (2025): $2,332 · -8.2% YoY. Source: county tax records.