922 Weld Rd · Wilton, ME 04294

$120,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 66 Days on market

Built 1930 10,018 sqft lot $143/sqft · 9% below area Est $194k · 38% under

---

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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +6.7/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WATERFRONT PROPERTY ALONG THE BANKS OF WILSON STREAM! Come and see this PRICED TO SELL 3 bedroom, 1 bath home pirched above the pristine waters of the Wilson Stream. Located just minutes from Wilton's Historic Downtown Business District and 15 minutes from the Farmington, The Hub of Franklin County. For you outdoor enthusiasts, enjoy the convenience of being minutes from Wilson Lake and Wilton's Beautiful Kineowatha Park that is nestled along its banks. The multi-use Whistle Stop Trail is also just down the road as are other ATV and Snowmobile trail systems. Take a hike up Mt. Blue and enjoy the beauty of Mt. Blue State Park. During the winter months, make some turns at two of the top rated ski resorts on the east coast, Saddleback and Sugarloaf Mountains. COME AND EXPLORE THE POSSIBILITES!!!

Key facts

• 0.23 acre lot
• Parking
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#112 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• 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: 37 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin 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 66 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.78%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $194,052
• List price: $120,000
• Delta: -38.16%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-11,537
• Equity at exit: $17,892

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $254
• Equity at exit: $10,375

Cash invested: $33,600 (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 04294

• Home prices YoY: -14.5%
• Active inventory: 37
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$122 /mo · $1,458/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $124

Break-even live

Break-even rent $1,098

Max offer price $120,000

Occupancy floor 85%

Sensitivity live

Price	-10% $191	-5% $157	+0% $124	+5% $90	+10% $56
Rent	-10% $24	-5% $74	+0% $124	+5% $173	+10% $223
Rate	-1.0pp $184	-0.5pp $154	base $124	+0.5pp $92	+1.0pp $61

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $120,000 Active 66 DOM
2. 2026-06-18
   days on market $120,000 Active 64 DOM
3. 2026-06-17
   days on market $120,000 Active 63 DOM
4. 2026-06-16
   days on market $120,000 Active 62 DOM
5. 2026-06-15
   days on market $120,000 Active 61 DOM
6. 2026-06-13
   days on market $120,000 Active 59 DOM
7. 2026-06-12
   days on market $120,000 Active 58 DOM
8. 2026-06-09
   days on market $120,000 Active 55 DOM
9. 2026-06-08
   days on market $120,000 Active 54 DOM
10. 2026-06-07
    days on market $120,000 Active 53 DOM
11. 2026-06-07
    days on market $120,000 Active 52 DOM
12. 2026-06-04
    days on market $120,000 Active 49 DOM
13. 2026-06-02
    days on market $120,000 Active 48 DOM
14. 2026-06-01
    days on market $120,000 Active 47 DOM
15. 2026-05-31
    days on market $120,000 Active 46 DOM
16. 2026-05-31
    days on market $120,000 Active 45 DOM
17. 2026-04-15
    listed $125,000 Active 803-char remark

    Show marketing remark (803 chars)

    WATERFRONT PROPERTY ALONG THE BANKS OF WILSON STREAM! Come and see this PRICED TO SELL 3 bedroom, 1 bath home pirched above the pristine waters of the Wilson Stream. Located just minutes from Wilton's Historic Downtown Business District and 15 minutes from the Farmington, The Hub of Franklin County. For you outdoor enthusiasts, enjoy the convenience of being minutes from Wilson Lake and Wilton's Beautiful Kineowatha Park that is nestled along its banks. The multi-use Whistle Stop Trail is also just down the road as are other ATV and Snowmobile trail systems. Take a hike up Mt. Blue and enjoy the beauty of Mt. Blue State Park. During the winter months, make some turns at two of the top rated ski resorts on the east coast, Saddleback and Sugarloaf Mountains. COME AND EXPLORE THE POSSIBILITES!!!

ⓘ 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: $1,458 · $122/mo
• Projected year-2 tax: $1,545 · $129/mo
• Expected delta: +$87/yr (+$7/mo · 6.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,049
• − Mortgage interest: −$6,722
• − Property taxes: −$1,458
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,491
• Taxable loss: −$427
• Est. tax savings @ 24.0%: +$102
• After-tax cash flow: $1,584/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 — Wilton

• Score: 64/100
• State rank: #112
• US rank: #14868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,978

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 (96%)
• Race & ethnicity: White 96% Black 2%
• Common ancestry: Lithuanian 12% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

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: ▼ -37.67%
• Current HPI: 222.3995
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-04-15 Listed $125,000 MREIS

Property tax history

+2.0%/yr

Latest (2025): $1,458 · +2.6% YoY. Source: county tax records.