49 Oxford Ave · Rumford, ME 04276

$100,000

2 bd · 1.0 ba · 662 sqft · SingleFamily public records · 117 Days on market

Built 1961 Fair condition 3,484 sqft lot $151/sqft · 23% below area Est $130k · 23% under

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Why this score? — see what drove the A- 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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +6.6/10.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This two-bedroom, one-bath ranch offers an excellent opportunity for investors or first-time buyers looking for built-in cash flow. The property is currently tenant-occupied with reliable rental income, making it a hassle-free addition to any portfolio.

Key facts

• 3,484 sq ft lot
• Parking
• Built 1961

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$129,974) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.0% in Rumford — 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 75/100 on livability (#39 in ME, #4,030 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D, amenities F, employment F.
• 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: 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Oxford 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 117 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1961 — 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. 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: 1.16% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

• ARV (median comp): $129,974
• List price: $100,000
• Delta: -23.06%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 Pine St	0.38mi	3/1.0 (+1)	720 (+9%)	4mo	$19,500	$27	59
13 Holman Ave	0.42mi	3/1.0 (+1)	625 (-6%)	24mo	$10,000	$16	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $72,805
• Equity at exit: $90,088

10-year hold

• IRR: 28.8%
• Equity multiple: 8.14×
• Total profit: $199,909
• Equity at exit: $194,278

Cash invested: $28,000 (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 04276

• Home prices YoY: 4.4%
• Active inventory: 82
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $288

Break-even live

Break-even rent $791

Max offer price $100,000

Occupancy floor 70%

Sensitivity live

Price	-10% $345	-5% $317	+0% $288	+5% $260	+10% $232
Rent	-10% $197	-5% $243	+0% $288	+5% $334	+10% $380
Rate	-1.0pp $339	-0.5pp $314	base $288	+0.5pp $262	+1.0pp $236

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	46d	1	0.09mi
119 Congress St Rumford, ME	1.0	1.0	508	$1,400	$2.75	45d	3	0.38mi

Listing history 18 events

1. 2026-06-21
   days on market $100,000 Active 117 DOM
2. 2026-06-21
   days on market $100,000 Active 116 DOM
3. 2026-06-18
   days on market $100,000 Active 114 DOM
4. 2026-06-17
   days on market $100,000 Active 113 DOM
5. 2026-06-16
   days on market $100,000 Active 112 DOM
6. 2026-06-15
   days on market $100,000 Active 111 DOM
7. 2026-06-13
   days on market $100,000 Active 109 DOM
8. 2026-06-12
   days on market $100,000 Active 108 DOM
9. 2026-06-09
   days on market $100,000 Active 105 DOM
10. 2026-06-08
    days on market $100,000 Active 104 DOM
11. 2026-06-07
    days on market $100,000 Active 103 DOM
12. 2026-06-07
    days on market $100,000 Active 102 DOM
13. 2026-06-04
    days on market $100,000 Active 99 DOM
14. 2026-06-02
    days on market $100,000 Active 98 DOM
15. 2026-06-01
    days on market $100,000 Active 97 DOM
16. 2026-05-31
    days on market $100,000 Active 96 DOM
17. 2026-05-31
    days on market $100,000 Active 95 DOM
18. 2026-02-25
    listed $100,000 Active 253-char remark

    Show marketing remark (253 chars)

    This two-bedroom, one-bath ranch offers an excellent opportunity for investors or first-time buyers looking for built-in cash flow. The property is currently tenant-occupied with reliable rental income, making it a hassle-free addition to any portfolio.

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$328/yr (+$27/mo · 46.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,870
• − Mortgage interest: −$5,602
• − Property taxes: −$704
• − Insurance: −$500
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$2,909
• Taxable income: $1,936
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,996/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.

Condition & rehab AI · 3 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including exterior repairs and landscaping, to improve its resale and rental value.

Repairs flagged

• Major siding — Significant wear and tear
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior — Enhances curb appeal and property value
• Both landscaping — Improves curb appeal and property value
• Both repair siding — Restores property value and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and property value ↑
• Both landscaping — Improves curb appeal and property value ↑
• Both repair siding — Restores property value and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Rumford

• Score: 75/100
• State rank: #39
• US rank: #4030

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumford, ME
• Population (ZIP): 5,918

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 (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 27% Slovak 5% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▲ 12.73%
• Current HPI: 301.2786
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-25 Listed $100,000 MREIS

Property tax history

+12.6%/yr

Latest (2025): $704 · +12.6% YoY. Source: county tax records.