1443 Main St · Sumner, ME 04292

$115,000

2 bd · 1.0 ba · 561 sqft · MultiFamily public records · 4 Days on market

10 ac lot $205/sqft · at area comps Est $187k · 38% under ↓ 23% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Schools +6.3/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

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

CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

Key facts

• Private pond
• 10.38 acre property
• 10.38 acre lot

Tags

• 10.38 ACRE PROPERTY
• PRIVATE POND
• POTENTIAL FOR ADDITIONAL LOTS
• POTENTIAL FOR RESTORATION

Property features AI

Finance

• Other: Lot size about 10.38 acres; Lot size source: Survey; Zoning: residential
• Financial info: Annual taxes listed (verify separately)

Exterior

• Parking: Detached garage with 1 car space; On-site parking (gravel, 1–4 spaces)
• Utilities: Private well water; Private sewer; Electric with circuit breakers
• Home design: Single family residence; Multi-level; Post & beam structure; Entry level: First floor
• Construction: Wood frame construction with shingle, vinyl, and wood siding; Stone foundation; Metal pitched roof; Built year recorded as 999 (verify)
• Exterior features: Porch; Barn(s); Rural, farm setting; Level and wooded lot; Paved road access; Private pond waterfront

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the second floor
• Flooring: Carpet; Wood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: First-floor bedroom; Unfurnished; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $115k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (14.1% below list).
• Recommended offer: $97k (15.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 10 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $50k; list at $115k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $96,827 (15.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.86% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $186,672
• List price: $115,000
• Delta: -65.18%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 2.74×
• Total profit: $56,149
• Equity at exit: $103,601

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $170,641
• Equity at exit: $223,420

Cash invested: $32,200 (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 04292

• Home prices YoY: 7.4%
• Active inventory: 10
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$232 /mo · $2,790/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-103

Break-even live

Break-even rent $1,118

Max offer price $96,827

Occupancy floor —

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $115,000 Active 4 DOM
2. 2026-06-17
   days on market $115,000 Active 3 DOM
3. 2026-06-16
   days on market $115,000 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $115,000 Active 1 DOM
5. 2026-06-13
   remarks 545-char remark
6. 2026-06-13
   days on market $65,000 Active 67 DOM
7. 2026-06-12
   days on market $65,000 Active 66 DOM
8. 2026-06-09
   days on market $65,000 Active 63 DOM
9. 2026-06-08
   days on market $65,000 Active 62 DOM
10. 2026-06-07
    days on market $65,000 Active 61 DOM
11. 2026-06-07
    days on market $65,000 Active 60 DOM
12. 2026-06-04
    days on market $65,000 Active 57 DOM
13. 2026-06-02
    days on market $65,000 Active 56 DOM
14. 2026-06-01
    days on market $65,000 Active 55 DOM
15. 2026-05-31
    days on market $65,000 Active 54 DOM
16. 2026-05-31
    days on market $65,000 Active 53 DOM
17. 2026-05-19
    price $65,000 474-char remark

    Show marketing remark (545 chars)

    CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

18. 2026-05-19
    status Active 474-char remark

    Show marketing remark (545 chars)

    CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

19. 2026-05-07
    status Pending 474-char remark

    Show marketing remark (545 chars)

    CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

20. 2026-04-20
    price $80,000 474-char remark

    Show marketing remark (545 chars)

    CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

21. 2026-03-26
    listed $115,000 Active 474-char remark

    Show marketing remark (545 chars)

    CASH OFFERS ONLY! Conveniently located on 219 in Sumner offering easy access to the Oxford Hills, Bethel Area, Rumford Area, and Lewiston Auburn. Bring this 2 bedroom home with attached barn back to life. Great fixer upper or investment opportunity. The property has a great yard with a small pond and trails leading through the the woods. Being sold AS-IS and all personal property and contents will be conveyed with the home. Additional 8.02 acres available listed as separate land listing MLS 1655342. FULL LOT BEING LISTED UNDER MLS 1667076

22. 2026-02-27
    soldstatus $50,000 Closed 449-char remark

    Show marketing remark (449 chars)

    New England Farmhouse needing your loving touch. Located on 11 level acres. Enjoy sitting by the spring fed farm pond. Located in the heart of Western Maine and all the recreation offered. This period home has a an attached barn, enclosed porch, and a classic look. A little hard work needed. Some original features. Make this your home. This home will not qualify for a government backed loan. Cash buyers only. BEST OFFER DUE BY 5PM on 1/10/2026.

23. 2026-01-12
    status Pending 449-char remark

    Show marketing remark (449 chars)

    New England Farmhouse needing your loving touch. Located on 11 level acres. Enjoy sitting by the spring fed farm pond. Located in the heart of Western Maine and all the recreation offered. This period home has a an attached barn, enclosed porch, and a classic look. A little hard work needed. Some original features. Make this your home. This home will not qualify for a government backed loan. Cash buyers only. BEST OFFER DUE BY 5PM on 1/10/2026.

24. 2026-01-06
    price $84,900 449-char remark

    Show marketing remark (449 chars)

    New England Farmhouse needing your loving touch. Located on 11 level acres. Enjoy sitting by the spring fed farm pond. Located in the heart of Western Maine and all the recreation offered. This period home has a an attached barn, enclosed porch, and a classic look. A little hard work needed. Some original features. Make this your home. This home will not qualify for a government backed loan. Cash buyers only. BEST OFFER DUE BY 5PM on 1/10/2026.

25. 2025-10-20
    listed $149,900 Active 449-char remark

    Show marketing remark (449 chars)

    New England Farmhouse needing your loving touch. Located on 11 level acres. Enjoy sitting by the spring fed farm pond. Located in the heart of Western Maine and all the recreation offered. This period home has a an attached barn, enclosed porch, and a classic look. A little hard work needed. Some original features. Make this your home. This home will not qualify for a government backed loan. Cash buyers only. BEST OFFER DUE BY 5PM on 1/10/2026.

ⓘ 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: $2,790 · $232/mo
• Projected year-2 tax: $2,790 · $232/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,857
• − Mortgage interest: −$6,442
• − Property taxes: −$2,790
• − Insurance: −$575
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$3,345
• Taxable loss: −$3,192
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $-468/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 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 — Sumner

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

Census & demographics

• Population (ZIP): 996

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Slovak 7% Italian 5%
• Foreign-born: 0%

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: ▲ 14.49%
• Current HPI: 209.5804
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.3% since first listed

10 events — show timeline

• 2026-06-13 Listed $115,000 MREIS
• 2026-05-19 Price Changed $65,000 MREIS
• 2026-05-19 Relisted — MREIS
• 2026-05-07 Pending — MREIS
• 2026-04-20 Price Changed $80,000 MREIS
• 2026-03-26 Listed $115,000 MREIS
• 2026-02-27 Sold (MLS) $50,000 MREIS
• 2026-01-12 Pending — MREIS
• 2026-01-06 Price Changed $84,900 MREIS
• 2025-10-20 Listed $149,900 MREIS

Property tax history

+3.5%/yr

Latest (2025): $2,790 · +20.0% YoY. Source: county tax records.