171 Adams Cir · Farmington, ME 04938

$325,000

3 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 3 Days on market

Built 1975 1.00 ac lot Est $246k · 32% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Schools +6.7/10.0
• Cash flow +6.6/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

Key facts

• 1 acre lot
• Garage
• Built 1975

Property features AI

Exterior

• Parking: One-car garage; On-site parking with room for 1–4 vehicles
• Utilities: Public water; Private sewer; Utilities are on; Circuit breakers with generator hookup
• Home design: Ranch-style single family residence; Modular construction; One-story layout
• Construction: Wood frame with vinyl siding; Pitched shingle roof; Poured concrete foundation; Built area includes finished space above and below grade
• Exterior features: Deck; Outbuilding/shed; Scenic view with trees/woods

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms: two on the first floor, one in the basement
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Has heating; Electric and oil heating available; Propane option; Baseboard and hot water heating; Direct vent heater
• Interior features: Finished full basement with interior entry and bulkhead; Sunroom; Total of 7 rooms; Unfurnished
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-531 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (41.8% below list).
• Recommended offer: $189k (41.8% below list) — sets the bar for 1% rule.

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 $35k of equity ($2k loan paydown + $32k 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.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $189,125 (41.8% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.58% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.00%
• DSCR: 0.69
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $245,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Fairbanks Rd	0.12mi	3/1.5	1,475 (+12%)	5mo	$275,000	$186	69
417 Fairbanks Rd	0.39mi	4/1.0 (+1)	1,228 (-7%)	10mo	$180,000	$147	57
420 Fairbanks Rd	0.36mi	3/1.0	1,248 (-6%)	21mo	$175,800	$141	57
614 Fairbanks Rd	0.42mi	3/2.0	1,150 (-13%)	6mo	$225,000	$196	50

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: 19.3%
• Equity multiple: 2.57×
• Total profit: $143,072
• Equity at exit: $292,786

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $447,709
• Equity at exit: $631,404

Cash invested: $91,000 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,891 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$185 /mo · $2,225/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-531

Break-even live

Break-even rent $2,564

Max offer price $231,182

Occupancy floor —

Sensitivity live

Price	-10% $-347	-5% $-439	+0% $-531	+5% $-623	+10% $-715
Rent	-10% $-680	-5% $-606	+0% $-531	+5% $-456	+10% $-382
Rate	-1.0pp $-367	-0.5pp $-448	base $-531	+0.5pp $-615	+1.0pp $-701

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-05-08
   listed $325,000 Active
3. 2021-07-13
   soldstatus $200,000 Closed 568-char remark

   Show marketing remark (568 chars)

   Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

4. 2021-05-26
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

5. 2021-05-20
   price $218,000 568-char remark

   Show marketing remark (568 chars)

   Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

6. 2021-05-17
   price $228,000 568-char remark

   Show marketing remark (568 chars)

   Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

7. 2021-05-10
   listed $238,000 Active 568-char remark

   Show marketing remark (568 chars)

   Newly remodeled ranch home, close to downtown Farmington, situated in a private setting. Numerous updates. New roof 2016, oil furnace 2014, vinyl siding, replacement windows, updated kitchen features, new cabinets, granite countertops, new stainless steel appliances, large island with pull outs in many of the cabinets. New flooring through out. Partially finished basement with pine tongue & groove walls ready for your final touches. New bathroom with tile flooring. Large composite decking surrounds a beautiful pool in the back yard. A rare find these days!

ⓘ 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: $2,225 · $185/mo
• Projected year-2 tax: $3,322 · $277/mo
• Expected delta: +$1,098/yr (+$91/mo · 49.3%)

ⓘ 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 ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,695
• − Mortgage interest: −$18,205
• − Property taxes: −$2,225
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$9,455
• Taxable loss: −$12,446
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-3,386/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

+36.6% since first listed

7 events — show timeline

• 2026-05-11 Pending — MREIS
• 2026-05-08 Listed $325,000 MREIS
• 2021-07-13 Sold (MLS) $200,000 MREIS
• 2021-05-26 Pending — MREIS
• 2021-05-20 Price Changed $218,000 MREIS
• 2021-05-17 Price Changed $228,000 MREIS
• 2021-05-10 Listed $238,000 MREIS

Property tax history

+2.4%/yr

Latest (2025): $2,225 · -2.6% YoY. Source: county tax records.