32 Erchles St · Rumford, ME 04276

$69,900

4 bd · 1.0 ba · 1,800 sqft · SingleFamily · 55 Days on market

Built 1902 Fair condition 3,484 sqft lot $39/sqft · 25% above area Est $56k · 25% over ↓ 15% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks

Great investment opportunity. .. located in Strathglass Park a Historic place also known as the Brick Park this 4 bedroom, 1,800 sf foot home is very spacious with a full foundation, finished attic, vestibule, pantry, dining room, front and rear porches, enclosed porch in rear, washer/dryer hookups and off-street parking on the front and back of the home. It offers a new gas forced hot air furnace with a separate hot water heater. This unique property consists of 1/2 of the home in this quaint Brick Park neighborhood that is close to many amenities. Home is currently rented, come check out this gem today!

Key facts

• Finished attic
• Off-street parking
• 3,484 sq ft lot

Tags

• FINISHED ATTIC
• OFF-STREET PARKING
• NEW GAS FORCED HOT AIR FURNACE
• SEPARATE HOT WATER HEATER
• QUAINT BRICK PARK NEIGHBORHOOD

Property features AI

Exterior

• Parking: Gravel and paved parking on site; Off-street parking with 1–4 spaces
• Utilities: Public water; Public sewer; Utilities currently on
• Home design: Single family residence (duplex structure); Multi-level; Pitched shingle roof; Facing direction: not specified
• Construction: Built in 1902; Masonry and wood frame construction with brick and vinyl siding; Brick/mortar foundation
• Exterior features: Porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on the second level; Two additional bedrooms on the second level; One bedroom on the third level
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Circuit breaker electrical service
• Interior features: 6 total rooms; Unfurnished; Eat-in kitchen; Built-in shelving in living room; Full, unfinished daylight basement with interior (doghouse) entry
• Laundry & utility: Electric tank water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $820 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 1 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 $7k of equity ($483 loan paydown + $7k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% 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 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.36% ✓
• Cap rate: 20.38%
• Cash-on-cash: 50.30%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $55,800
• List price: $69,900
• Delta: 25.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Erchles St	0.08mi	4/1.0	1,532 (-15%)	3mo	$121,000	$79	69
326 Cumberland St	0.12mi	3/1.5 (-1)	1,676 (-7%)	10mo	$141,000	$84	68
134 Lincoln Ave	0.23mi	4/2.0	1,976 (+10%)	4mo	$165,000	$84	66
39 Washington St	0.37mi	3/2.0 (-1)	1,785 (-1%)	10mo	$110,000	$62	64
612 Franklin St	0.52mi	3/1.0 (-1)	1,800 (0%)	11mo	$226,000	$126	62
109 Penobscot St	0.26mi	4/3.5	1,980 (+10%)	3mo	$169,000	$85	59
3 Androscoggin Ave	0.64mi	3/2.0 (-1)	1,783 (-1%)	8mo	$186,250	$104	53
13 Granite St	0.58mi	4/2.0	1,640 (-9%)	2mo	$180,000	$110	53
645 Kennebec St	0.45mi	3/1.5 (-1)	1,925 (+7%)	10mo	$252,500	$131	52
604 Franklin St	0.51mi	3/2.0 (-1)	1,550 (-14%)	2mo	$118,750	$77	42
322 Maple St	0.40mi	3/1.0 (-1)	1,536 (-15%)	14mo	$202,000	$132	41
615 Washington St	0.45mi	3/3.0 (-1)	2,006 (+11%)	7mo	$314,000	$157	41

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: 63.9%
• Equity multiple: 5.62×
• Total profit: $90,348
• Equity at exit: $62,971

10-year hold

• IRR: 57.4%
• Equity multiple: 12.50×
• Total profit: $225,018
• Equity at exit: $135,800

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $820

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 45%

Sensitivity live

Price	-10% $869	-5% $845	+0% $820	+5% $796	+10% $772
Rent	-10% $690	-5% $755	+0% $820	+5% $886	+10% $951
Rate	-1.0pp $856	-0.5pp $838	base $820	+0.5pp $802	+1.0pp $784

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	45d	1	0.06mi

Listing history 19 events

1. 2026-06-21
   days on market $69,900 Active 55 DOM
2. 2026-06-21
   days on market $69,900 Active 54 DOM
3. 2026-06-18
   days on market $69,900 Active 52 DOM
4. 2026-06-17
   days on market $69,900 Active 51 DOM
5. 2026-06-16
   days on market $69,900 Active 50 DOM
6. 2026-06-15
   days on market $69,900 Active 49 DOM
7. 2026-06-13
   days on market $69,900 Active 47 DOM
8. 2026-06-12
   pricedays on market $69,900 Active 46 DOM
9. 2026-06-09
   days on market $74,900 Active 43 DOM
10. 2026-06-08
    days on market $74,900 Active 42 DOM
11. 2026-06-07
    days on market $74,900 Active 41 DOM
12. 2026-06-07
    days on market $74,900 Active 40 DOM
13. 2026-06-04
    days on market $74,900 Active 37 DOM
14. 2026-06-02
    days on market $74,900 Active 36 DOM
15. 2026-06-01
    days on market $74,900 Active 35 DOM
16. 2026-05-31
    days on market $74,900 Active 34 DOM
17. 2026-05-31
    days on market $74,900 Active 33 DOM
18. 2026-05-12
    price $74,900 612-char remark
19. 2026-04-27
    listed $82,500 Active 612-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $19,800
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,033
• Taxable income: $9,285
• Est. tax owed @ 24.0%: −$2,228
• After-tax cash flow: $7,617/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 · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Focus on updating the kitchen and exterior landscaping to attract buyers and renters.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen countertops — dated and worn
• Major kitchen appliances — dated and worn
• Minor bathroom cleaning — cluttered and needs cleaning
• Major exterior yard work — overgrown and needs trimming
• Major fence repair — broken and needs replacement

Value-add opportunities

• Both kitchen renovation — modernizing kitchen will increase both resale and rental value
• Both exterior landscaping — improving curb appeal will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen countertops · dated and worn	Major	$15,000–50,000
kitchen appliances · dated and worn	Major	$15,000–50,000
bathroom cleaning · cluttered and needs cleaning	Minor	$500–3,000
exterior yard work · overgrown and needs trimming	Major	$15,000–50,000
fence repair · broken and needs replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both kitchen renovation — modernizing kitchen will increase both resale and rental value ↑
• Both exterior landscaping — improving curb appeal will increase both resale and rental value ↑

ⓘ 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

-15.3% since first listed

3 events — show timeline

• 2026-06-10 Price Changed $69,900 MREIS
• 2026-05-12 Price Changed $74,900 MREIS
• 2026-04-27 Listed $82,500 MREIS