50 Blackwoods Rd · Franklin, ME 04634

$259,000

3 bd · 1.0 ba · 1,600 sqft · MultiFamily · 232 Days on market

Built 1900 0.50 ac lot $162/sqft · 32% below area Est $381k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.3/30.0
• Schools +7.1/10.0
• Appreciation +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0

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

Come see this quaint cottage Property is located 0.5 miles to the Franklin Library, Sunrise Trail is located within minutes. , Post office is 0.6 miles from property. ' Public recreation near Franklin, Maine, includes hiking at locations like Donnell Pond Public Reserved Land and Blue Hill Mountain, as well as water-based activities such as fishing and swimming at the pond. Nearby areas also offer other options like Mariaville Falls, Lamoine State Park, and several beaches. For more extensive options, Acadia National Park is accessible for hiking and scenic views. '

Key facts

• Blue hill mountain
• Donnell pond
• Mariaville falls

Tags

• FRANKLIN LIBRARY
• SUNRISE TRAIL
• PUBLIC RECREATION
• DONNELL POND
• BLUE HILL MOUNTAIN
• MARIAVILLE FALLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $259k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (38.2% below list).
• Recommended offer: $160k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• RSU 24 (rural): math 83% / reading 86% proficiency, ranked #59 of 112 in ME (top 53%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mountain View Sch (math 72% / reading 82%, grade A, #209 of 294 statewide, top 75%, 147 students, 38% FRL); Sumner Middle Sch (180 students, 46% FRL); Sumner Memorial High School (math 95% / reading 95%, grade A+, #12 of 108 statewide, top 15%, 279 students, 39% FRL).
• Market conditions: 44 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $2k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,090 (38.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.62% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 13.5

CMA / ARV

• ARV (median comp): $381,240
• List price: $259,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.34×
• Total profit: $-48,163
• Equity at exit: $55,442

10-year hold

• IRR: -9.6%
• Equity multiple: 0.23×
• Total profit: $-56,102
• Equity at exit: $52,381

Cash invested: $72,520 (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 04634

• Home prices YoY: -0.8%
• Active inventory: 44
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,601 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-344

Break-even live

Break-even rent $2,037

Max offer price $198,199

Occupancy floor —

Sensitivity live

Price	-10% $-198	-5% $-271	+0% $-344	+5% $-417	+10% $-491
Rent	-10% $-471	-5% $-407	+0% $-344	+5% $-281	+10% $-218
Rate	-1.0pp $-214	-0.5pp $-278	base $-344	+0.5pp $-411	+1.0pp $-480

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $259,000 Active 232 DOM
2. 2026-06-21
   days on market $259,000 Active 231 DOM
3. 2026-06-21
   days on market $259,000 Active 230 DOM
4. 2026-06-18
   days on market $259,000 Active 228 DOM
5. 2026-06-17
   days on market $259,000 Active 227 DOM
6. 2026-06-16
   days on market $259,000 Active 226 DOM
7. 2026-06-15
   days on market $259,000 Active 225 DOM
8. 2026-06-13
   days on market $259,000 Active 223 DOM
9. 2026-06-12
   days on market $259,000 Active 222 DOM
10. 2026-06-08
    days on market $259,000 Active 218 DOM
11. 2026-06-07
    days on market $259,000 Active 217 DOM
12. 2026-06-07
    days on market $259,000 Active 216 DOM
13. 2026-06-04
    days on market $259,000 Active 213 DOM
14. 2026-06-02
    days on market $259,000 Active 212 DOM
15. 2026-06-01
    days on market $259,000 Active 211 DOM
16. 2026-05-31
    days on market $259,000 Active 210 DOM
17. 2026-05-31
    days on market $259,000 Active 209 DOM
18. 2025-11-02
    listed $259,000 Active 575-char remark

    Show marketing remark (575 chars)

    Come see this quaint cottage Property is located 0.5 miles to the Franklin Library, Sunrise Trail is located within minutes. , Post office is 0.6 miles from property. ' Public recreation near Franklin, Maine, includes hiking at locations like Donnell Pond Public Reserved Land and Blue Hill Mountain, as well as water-based activities such as fishing and swimming at the pond. Nearby areas also offer other options like Mariaville Falls, Lamoine State Park, and several beaches. For more extensive options, Acadia National Park is accessible for hiking and scenic views. '

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: +$905/yr (+$75/mo · 52.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,211
• − Mortgage interest: −$14,508
• − Property taxes: −$1,713
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$7,535
• Taxable loss: −$8,914
• Est. tax savings @ 24.0%: +$2,139
• After-tax cash flow: $-1,991/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 24
• NCES district ID: 2314790
• Math proficiency: 83% ▲ 60.00%
• Reading proficiency: 86% ▲ 34.00%
• Median HH income: $44,304
• Composite: 70.84/100
• National rank: #249
• State rank: #59 of 112 in ME

Livability — Franklin

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

Census & demographics

• Population (ZIP): 2,218

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 202.765
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-02 Listed $259,000 MREIS

Property tax history

+4.4%/yr

Latest (2025): $1,713 · +12.3% YoY. Source: county tax records.