123 Main St · New Sharon, ME 04955

$114,900

3 bd · 2.0 ba · 1,008 sqft · Other · 16 Days on market

Built 1991 0.50 ac lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable 3-bedroom, 2-bath mobile home offering a functional floor plan and plenty of potential. Features include a spacious primary bedroom with private bath, an open-concept kitchen and living area, and a detached 1-car garage for storage or parking. The home is in need of some TLC and cosmetic updates, making it an excellent opportunity for buyers looking to build equity or customize a home to their taste. Conveniently located and priced to sell, this property offers a great chance to invest in homeownership.

Key facts

• 0.5 acre lot
• Garage
• Built 1991

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Detached 1-car garage; Off-street paved parking with 1–4 spaces
• Utilities: Public water; Private sewer (septic tank); Electric water heater; Circuit breaker electric panel; Utilities currently on
• Home design: Mobile home (single wide); Built in 1991; Shingle roof; Slab foundation
• Construction: Vinyl siding; Mobile construction
• Exterior features: Porch; Level lot; Near shopping and near town; Paved road access

Interior

• Kitchen: Eat-in kitchen; Electric range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on the first floor with full bath and jetted tub; Two additional bedrooms on the first floor
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: First-floor primary bedroom with attached full bath; Bathtub; One-floor living; Internet access available; 5 total rooms
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $115k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% 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 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: 12 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($794 loan paydown + $8k appreciation (6.8% 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 (6.8% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $115k implies a 202% gain — meaningful room to come down on a strong offer.

Recommended offer $113,176 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.17% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.83×
• Total profit: $58,743
• Equity at exit: $78,041

10-year hold

• IRR: 24.6%
• Equity multiple: 5.84×
• Total profit: $155,837
• Equity at exit: $146,831

Cash invested: $32,172 (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 04955

• Home prices YoY: 5.9%
• Active inventory: 12
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,339 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $316

Break-even live

Break-even rent $939

Max offer price $114,900

Occupancy floor 71%

Sensitivity live

Price	-10% $381	-5% $348	+0% $316	+5% $283	+10% $251
Rent	-10% $210	-5% $263	+0% $316	+5% $369	+10% $422
Rate	-1.0pp $374	-0.5pp $345	base $316	+0.5pp $286	+1.0pp $256

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   pricedays on market $114,900 Active 16 DOM
2. 2026-06-18
   days on market $124,900 Active 14 DOM
3. 2026-06-17
   days on market $124,900 Active 13 DOM
4. 2026-06-16
   days on market $124,900 Active 12 DOM
5. 2026-06-15
   days on market $124,900 Active 11 DOM
6. 2026-06-13
   days on market $124,900 Active 9 DOM
7. 2026-06-12
   days on market $124,900 Active 8 DOM
8. 2026-06-09
   days on market $124,900 Active 5 DOM
9. 2026-06-08
   days on market $124,900 Active 4 DOM
10. 2026-06-07
    days on market $124,900 Active 3 DOM
11. 2026-06-07
    remarks 519-char remark
12. 2026-06-07
    listed $124,900 Active 2 DOM

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,328 · $111/mo
• Expected delta: +$234/yr (+$20/mo · 21.4%)

ⓘ 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 ≥90°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,063
• − Mortgage interest: −$6,436
• − Property taxes: −$1,094
• − Insurance: −$574
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$3,343
• Taxable income: $2,046
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,300/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 — New Sharon

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

Census & demographics

• Population (ZIP): 1,622

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 17% Slovak 4% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Other Indo-European 1% Spanish 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: ▲ 6.79%
• Current HPI: 121.6222
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+78.7% since first listed

13 events — show timeline

• 2026-06-03 Listed $124,900 MREIS
• 2020-01-03 Delisted — MREIS
• 2019-07-11 Price Changed $49,000 MREIS
• 2019-03-18 Listed $52,000 MREIS
• 2019-03-05 Delisted — MREIS
• 2018-11-06 Relisted — MREIS
• 2018-09-25 Pending — MREIS
• 2018-09-04 Listed $52,000 MREIS
• 2017-11-30 Sold (MLS) $38,000 MREIS
• 2017-09-25 Pending — MREIS
• 2017-09-11 Listed $48,000 MREIS
• 2011-12-15 Listed $39,900 MREIS
• 2005-06-22 Listed $69,900 MREIS

Property tax history

+4.6%/yr

Latest (2024): $1,094 · +53.2% YoY. Source: county tax records.