12 Brown St · Mexico, ME 04257

$179,900

6 bd · 2.0 ba · 1,700 sqft · Other · 38 Days on market

Built 1920 3,920 sqft lot $106/sqft · 11% above area Est $162k · 11% over

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Why this score? — see what drove the D 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
• Schools +6.3/10.0
• DSCR +4.6/10.0
• Appreciation +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2-Unit with solid rental history - a great income producer - INVESTORS TAKE NOTE! New roof. Both units have 3 bedrooms, laundry in each unit. Off-street parking and a small garage for storage.

Key facts

• Garage storage space
• Vacant unit
• 3,920 sq ft lot

Tags

• MULTI FAMILY PROPERTY
• VACANT UNIT
• GARAGE STORAGE SPACE
• EASY ACCESS OUTDOOR RECREATION
• COMMUTING DISTANCE TO RUMFORD

Property features AI

Finance

• Other: Property address: 12 Brown St, Mexico, ME
• Financial info: Two-unit multifamily; Gross income listed as $30,900; Operating expenses listed as $8,034; Individual unit rents reported (examples): $1,200 and $1,375 for some units

Exterior

• Parking: Detached 1-car garage; Gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Utilities currently on
• Home design: Multi-level building; Residential zoning; Built in 1920
• Construction: Wood frame construction; Composition roof; Shingle siding; Shingle roof; Above-grade finished area of 1,700
• Exterior features: Porch; Intown lot, level and in a neighborhood; Paved road access

Interior

• Kitchen: Refrigerator included in units
• Bedrooms: Two units each with 3 bedrooms (units on first and second levels)
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard hot water heating; Electric service with circuit breakers; Electric water heater
• Interior features: First-floor bedroom; Bathtub; Storage; Double-pane windows; Unfurnished
• Laundry & utility: Laundry on main level; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $60 ($719/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (12.9% below list).
• Recommended offer: $157k (12.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#35 in ME, #3,803 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute D+, amenities F, employment D-.
• 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.
• Zoned schools: Rumford Elementary (math 62% / reading 67%, grade B, #279 of 294 statewide, top 95%, 261 students, 72% FRL); Mountain Valley Middle School (math 69% / reading 78%, grade A, #79 of 85 statewide, top 95%, 354 students, 76% FRL); Mountain Valley High School (math 74% / reading 84%, grade A-, #99 of 108 statewide, top 95%, 388 students, 71% FRL).
• Market conditions: 35 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $156,687 (12.9% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $162,016
• List price: $179,900
• Delta: 11.04%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

-2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.7%
• Equity multiple: 0.59×
• Total profit: $-20,726
• Equity at exit: $31,742

10-year hold

• IRR: -2.4%
• Equity multiple: 0.82×
• Total profit: $-9,158
• Equity at exit: $24,136

Cash invested: $50,372 (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 04257

• Home prices YoY: -0.9%
• Active inventory: 35
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $60

Break-even live

Break-even rent $1,491

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $162	-5% $111	+0% $60	+5% $9	+10% $-42
Rent	-10% $-64	-5% $-2	+0% $60	+5% $122	+10% $184
Rate	-1.0pp $151	-0.5pp $106	base $60	+0.5pp $13	+1.0pp $-34

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $179,900 Active 38 DOM
2. 2026-06-21
   days on market $179,900 Active 37 DOM
3. 2026-06-21
   days on market $179,900 Active 36 DOM
4. 2026-06-18
   days on market $179,900 Active 34 DOM
5. 2026-06-17
   days on market $179,900 Active 33 DOM
6. 2026-06-16
   days on market $179,900 Active 32 DOM
7. 2026-06-15
   days on market $179,900 Active 31 DOM
8. 2026-06-13
   days on market $179,900 Active 29 DOM
9. 2026-06-12
   days on market $179,900 Active 28 DOM
10. 2026-06-09
    days on market $179,900 Active 25 DOM
11. 2026-06-08
    days on market $179,900 Active 24 DOM
12. 2026-06-07
    days on market $179,900 Active 23 DOM
13. 2026-06-07
    days on market $179,900 Active 22 DOM
14. 2026-06-04
    days on market $179,900 Active 19 DOM
15. 2026-06-02
    days on market $179,900 Active 18 DOM
16. 2026-06-01
    days on market $179,900 Active 17 DOM
17. 2026-05-31
    days on market $179,900 Active 16 DOM
18. 2026-05-31
    days on market $179,900 Active 15 DOM
19. 2026-05-15
    status Active 1270-char remark
20. 2026-05-14
    historical 1270-char remark
21. 2026-05-14
    listed $179,900 Active 1270-char remark
22. 2023-09-08
    soldstatus $165,000 Closed 192-char remark

    Show marketing remark (192 chars)

    2-Unit with solid rental history - a great income producer - INVESTORS TAKE NOTE! New roof. Both units have 3 bedrooms, laundry in each unit. Off-street parking and a small garage for storage.

23. 2023-08-07
    historical Active Under Contract 192-char remark

    Show marketing remark (192 chars)

    2-Unit with solid rental history - a great income producer - INVESTORS TAKE NOTE! New roof. Both units have 3 bedrooms, laundry in each unit. Off-street parking and a small garage for storage.

24. 2023-06-14
    listed $169,000 Active 192-char remark

    Show marketing remark (192 chars)

    2-Unit with solid rental history - a great income producer - INVESTORS TAKE NOTE! New roof. Both units have 3 bedrooms, laundry in each unit. Off-street parking and a small garage for storage.

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $2,180 · $182/mo
• Expected delta: +$266/yr (+$22/mo · 13.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,802
• − Mortgage interest: −$10,077
• − Property taxes: −$1,914
• − Insurance: −$900
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,233
• Taxable loss: −$2,330
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,279/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 — Mexico

• Score: 76/100
• State rank: #35
• US rank: #3803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, ME
• Population (ZIP): 2,772

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 22% Italian 3% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▼ -2.39%
• Current HPI: 263.5537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.4% since first listed

6 events — show timeline

• 2026-05-15 Relisted — MREIS
• 2026-05-14 Delisted — MREIS
• 2026-05-14 Listed $179,900 MREIS
• 2023-09-08 Sold (MLS) $165,000 MREIS
• 2023-08-07 Contingent — MREIS
• 2023-06-14 Listed $169,000 MREIS

Property tax history

+1.2%/yr

Latest (2024): $1,914 · -0.7% YoY. Source: county tax records.