239 Osborne Road Rd · Farmington, ME 04938

$150,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 209 Days on market

Built 1993 3.00 ac lot $260/sqft · 49% above area Est $132k · 14% over

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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 +20.4/30.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

SNOW MOBLIE TRAILS AND AREA TO ENJOY WILD LIFE

Key facts

• 3 acre lot
• Parking
• Built 1993

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $145k (3.5% below list).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: 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.
• Zoned schools: Mt Blue Middle School (math 78% / reading 79%, grade A+, #69 of 85 statewide, top 82%, 488 students, 50% FRL); Mt Blue High School (math 87% / reading 95%, grade A+, #42 of 108 statewide, top 38%, 733 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 92 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 $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 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. 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. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $131,641
• List price: $150,000
• Delta: 13.95%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.3%
• Equity multiple: 3.24×
• Total profit: $94,060
• Equity at exit: $135,132

10-year hold

• IRR: 24.6%
• Equity multiple: 7.36×
• Total profit: $267,177
• Equity at exit: $291,417

Cash invested: $42,000 (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: 92
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $195

Break-even live

Break-even rent $1,201

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $280	-5% $237	+0% $195	+5% $152	+10% $110
Rent	-10% $80	-5% $137	+0% $195	+5% $252	+10% $309
Rate	-1.0pp $270	-0.5pp $233	base $195	+0.5pp $156	+1.0pp $116

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $150,000 Active 209 DOM
2. 2026-06-21
   days on market $150,000 Active 208 DOM
3. 2026-06-18
   days on market $150,000 Active 206 DOM
4. 2026-06-17
   days on market $150,000 Active 205 DOM
5. 2026-06-16
   days on market $150,000 Active 204 DOM
6. 2026-06-15
   days on market $150,000 Active 203 DOM
7. 2026-06-13
   days on market $150,000 Active 201 DOM
8. 2026-06-12
   days on market $150,000 Active 200 DOM
9. 2026-06-09
   days on market $150,000 Active 197 DOM
10. 2026-06-08
    days on market $150,000 Active 196 DOM
11. 2026-06-07
    days on market $150,000 Active 195 DOM
12. 2026-06-07
    days on market $150,000 Active 194 DOM
13. 2026-06-04
    days on market $150,000 Active 191 DOM
14. 2026-06-02
    days on market $150,000 Active 190 DOM
15. 2026-06-01
    days on market $150,000 Active 189 DOM
16. 2026-05-31
    days on market $150,000 Active 188 DOM
17. 2026-05-31
    days on market $150,000 Active 187 DOM
18. 2025-11-24
    listed $150,000 Active 47-char remark

    Show marketing remark (47 chars)

    SNOW MOBLIE TRAILS AND AREA TO ENJOY WILD LIFE

19. 2020-06-12
    soldstatus $60,000 Closed 259-char remark

    Show marketing remark (259 chars)

    Secluded camp on 3 acres in the Farmington woods. Two bedroom cabin perfect for hiking, hunting or a get away. Septic and well on property. Road is public and maintained by the town. Cabin can be used year round with the gas monitor heat. Easy access to town.

20. 2020-05-14
    status Pending - Continue to Show 259-char remark

    Show marketing remark (259 chars)

    Secluded camp on 3 acres in the Farmington woods. Two bedroom cabin perfect for hiking, hunting or a get away. Septic and well on property. Road is public and maintained by the town. Cabin can be used year round with the gas monitor heat. Easy access to town.

21. 2020-03-24
    listed $60,000 Active 259-char remark

    Show marketing remark (259 chars)

    Secluded camp on 3 acres in the Farmington woods. Two bedroom cabin perfect for hiking, hunting or a get away. Septic and well on property. Road is public and maintained by the town. Cabin can be used year round with the gas monitor heat. Easy access to town.

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,620 · $135/mo
• Expected delta: +$420/yr (+$35/mo · 35.0%)

ⓘ 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 · 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: $17,374
• − Mortgage interest: −$8,402
• − Property taxes: −$1,200
• − Insurance: −$750
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,364
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,365/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

• 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

+150.0% since first listed

4 events — show timeline

• 2025-11-24 Listed $150,000 MREIS
• 2020-06-12 Sold (MLS) $60,000 MREIS
• 2020-05-14 Pending — MREIS
• 2020-03-24 Listed $60,000 MREIS

Property tax history

+1.2%/yr

Latest (2025): $1,200 · -11.3% YoY. Source: county tax records.