20 Front St · Sumner, ME 04292

$137,500

4 bd · 1.5 ba · 750 sqft · MultiFamily public records · 537 Days on market

0.99 ac lot $183/sqft · 70% above area Est $214k · 36% under ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Rent growth +2.5/5.0
• Livability +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

The Real Estate Offering is for 3 adjoining properties as shown on Tax Mao U03 Lot 39-40-41A

Key facts

• 0.99 acre lot
• 5 parking spots
• Listed 536 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $138k.

Deal economics

• At list price, monthly cash flow is $46 ($553/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $138k).
• Recommended offer: $121k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $15k of equity ($951 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 537 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $37k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 537 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.00% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (median comp): $214,028
• List price: $137,500
• Delta: -35.76%
• 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: 25.3%
• Equity multiple: 3.02×
• Total profit: $77,900
• Equity at exit: $123,871

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $227,252
• Equity at exit: $267,132

Cash invested: $38,500 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$721
• Tax from tax record: −$267 /mo · $3,200/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $46

Break-even live

Break-even rent $1,323

Max offer price $137,500

Occupancy floor 92%

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: $34,375
• Closing costs: $4,125
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $137,500 Active 537 DOM
2. 2026-06-17
   days on market $137,500 Active 536 DOM
3. 2026-06-16
   days on market $137,500 Active 535 DOM
4. 2026-06-15
   days on market $137,500 Active 534 DOM
5. 2026-06-13
   days on market $137,500 Active 532 DOM
6. 2026-06-12
   pricedays on market $137,500 Active 531 DOM
7. 2026-06-09
   days on market $159,900 Active 528 DOM
8. 2026-06-08
   days on market $159,900 Active 527 DOM
9. 2026-06-07
   days on market $159,900 Active 526 DOM
10. 2026-06-07
    days on market $159,900 Active 525 DOM
11. 2026-06-04
    days on market $159,900 Active 522 DOM
12. 2026-06-02
    days on market $159,900 Active 521 DOM
13. 2026-06-01
    days on market $159,900 Active 520 DOM
14. 2026-05-31
    days on market $159,900 Active 519 DOM
15. 2026-05-31
    days on market $159,900 Active 518 DOM
16. 2025-12-27
    status Active 92-char remark

    Show marketing remark (92 chars)

    The Real Estate Offering is for 3 adjoining properties as shown on Tax Mao U03 Lot 39-40-41A

17. 2025-11-19
    historical 92-char remark

    Show marketing remark (92 chars)

    The Real Estate Offering is for 3 adjoining properties as shown on Tax Mao U03 Lot 39-40-41A

18. 2025-10-16
    price $159,900 92-char remark

    Show marketing remark (92 chars)

    The Real Estate Offering is for 3 adjoining properties as shown on Tax Mao U03 Lot 39-40-41A

19. 2024-11-20
    listed $174,900 Active 92-char remark

    Show marketing remark (92 chars)

    The Real Estate Offering is for 3 adjoining properties as shown on Tax Mao U03 Lot 39-40-41A

ⓘ 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: $3,200 · $267/mo
• Projected year-2 tax: $3,200 · $267/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 ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $16,574
• − Mortgage interest: −$7,702
• − Property taxes: −$3,200
• − Insurance: −$688
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,000
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $953/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 — 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

-8.6% since first listed

4 events — show timeline

• 2025-12-27 Relisted — MREIS
• 2025-11-19 Delisted — MREIS
• 2025-10-16 Price Changed $159,900 MREIS
• 2024-11-20 Listed $174,900 MREIS

Property tax history

+4.8%/yr

Latest (2025): $3,200 · +20.0% YoY. Source: county tax records.