23 Osgood Ave · Mexico, ME 04257

$110,000

3 bd · 1.0 ba · 1,200 sqft · Other · 76 Days on market

Built 1959 9,147 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Quaint 3-bedroom, 1-bath home at 23 Osgood Avenue in Mexico. This property features a full basement, providing ample storage or workshop space, and a nice back porch for outdoor enjoyment. Currently tenant-occupied, it offers immediate rental income for investors while also holding potential as a future owner-occupied residence. With practical features and steady cash flow, this home is a smart addition to any portfolio.

Key facts

• Full basement
• Back porch
• 9,147 sq ft lot

Tags

• FULL BASEMENT
• BACK PORCH
• IMMEDIATE RENTAL INCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $103k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 7.1% in Mexico — 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 76/100 on livability (#35 in ME, #3,803 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute D+, schools D-, amenities 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.
• Market conditions: 34 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.41% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.61%
• DSCR: 1.87
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.55×
• Total profit: $17,056
• Equity at exit: $19,409

10-year hold

• IRR: 21.3%
• Equity multiple: 2.90×
• Total profit: $58,595
• Equity at exit: $14,758

Cash invested: $30,800 (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 04257

• Home prices YoY: -0.9%
• Active inventory: 34
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,549 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $503

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 63%

Sensitivity live

Price	-10% $566	-5% $534	+0% $503	+5% $472	+10% $441
Rent	-10% $381	-5% $442	+0% $503	+5% $564	+10% $626
Rate	-1.0pp $559	-0.5pp $531	base $503	+0.5pp $475	+1.0pp $446

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	0.32mi
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	44d	1	0.49mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	0.50mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	0.58mi

Listing history 18 events

1. 2026-06-18
   days on market $110,000 Active 76 DOM
2. 2026-06-17
   days on market $110,000 Active 75 DOM
3. 2026-06-16
   days on market $110,000 Active 74 DOM
4. 2026-06-15
   days on market $110,000 Active 73 DOM
5. 2026-06-13
   days on market $110,000 Active 71 DOM
6. 2026-06-12
   days on market $110,000 Active 70 DOM
7. 2026-06-09
   days on market $110,000 Active 67 DOM
8. 2026-06-08
   days on market $110,000 Active 66 DOM
9. 2026-06-07
   days on market $110,000 Active 65 DOM
10. 2026-06-07
    days on market $110,000 Active 64 DOM
11. 2026-06-04
    days on market $110,000 Active 61 DOM
12. 2026-06-02
    days on market $110,000 Active 60 DOM
13. 2026-06-01
    days on market $110,000 Active 59 DOM
14. 2026-05-31
    days on market $110,000 Active 58 DOM
15. 2026-05-31
    days on market $110,000 Active 57 DOM
16. 2026-04-20
    status Pending
17. 2026-02-25
    listed $110,000 Active
18. 2004-01-19
    listed $44,900

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,336 · $111/mo
• Expected delta: +$160/yr (+$13/mo · 13.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,593
• − Mortgage interest: −$6,162
• − Property taxes: −$1,177
• − Insurance: −$550
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,200
• Taxable income: $4,530
• Est. tax owed @ 24.0%: −$1,087
• After-tax cash flow: $4,952/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 — Mexico

• Score: 76/100
• State rank: #35
• US rank: #3803

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mexico, ME
• Population (ZIP): 2,772

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 22% Italian 3% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▼ -2.39%
• Current HPI: 263.5537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+145.0% since first listed

3 events — show timeline

• 2026-04-20 Pending — MREIS
• 2026-02-25 Listed $110,000 MREIS
• 2004-01-19 Listed $44,900 MREIS

Property tax history

+1.2%/yr

Latest (2024): $1,177 · -0.8% YoY. Source: county tax records.