133 Croswell Rd · Farmington, ME 04938

$219,000

4 bd · 2.0 ba · 2,220 sqft · SingleFamily public records · 69 Days on market

Built 1900 0.77 ac lot $99/sqft · 18% below area Est $289k · 24% under

---

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
• Cash flow +14.1/30.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this charming duplex located on the banks of the beautiful Sandy River! Great investment opportunity or a great option for owner occupancy! Two spacious units with great rental history plus, enjoy the spacious 3 bay garage on a separate electrical meter, perfect for a hobbyist, mechanics, or anyone in need of ample of storage. Occupants can enjoy the flat, sizable backyard with river access. Both units offer spacious layouts, bonus rooms, large closets, and abundant natural light. Come take a look!

Key facts

• 3 bay garage
• Flat backyard
• River access

Tags

• SPACIOUS UNITS
• 3 BAY GARAGE
• FLAT BACKYARD
• RIVER ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (34.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (8.6% below list).
• Recommended offer: $143k (34.6% below list) — sets the bar for cash-flow.
• Cap rate 6.5% vs local median 4.8% in Farmington — 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 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: schools D, 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.
• Market conditions: 90 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 $23k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $56k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $219k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,326 (34.6% 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. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $289,279
• List price: $219,000
• Delta: -24.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Vienna Rd	0.40mi	4/2.0	2,200 (-1%)	0mo	$225,000	$102	79
1092 Farmington Falls Rd	0.25mi	3/2.0 (-1)	2,184 (-2%)	12mo	$349,999	$160	71
129 Philbrick St	0.30mi	4/2.5	2,308 (+4%)	10mo	$400,000	$173	68

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: 18.4%
• Equity multiple: 2.51×
• Total profit: $92,325
• Equity at exit: $197,293

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $294,003
• Equity at exit: $425,469

Cash invested: $61,320 (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: 90
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$309 /mo · $3,711/yr
• Insurance: −$91
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-428

Break-even live

Break-even rent $2,544

Max offer price $143,326

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $219,000 Active 69 DOM
2. 2026-06-17
   days on market $219,000 Active 68 DOM
3. 2026-06-16
   days on market $219,000 Active 67 DOM
4. 2026-06-15
   days on market $219,000 Active 66 DOM
5. 2026-06-13
   days on market $219,000 Active 64 DOM
6. 2026-06-12
   pricedays on market $219,000 Active 63 DOM
7. 2026-06-09
   days on market $237,000 Active 60 DOM
8. 2026-06-08
   days on market $237,000 Active 59 DOM
9. 2026-06-07
   days on market $237,000 Active 58 DOM
10. 2026-06-07
    days on market $237,000 Active 57 DOM
11. 2026-06-04
    days on market $237,000 Active 54 DOM
12. 2026-06-02
    days on market $237,000 Active 53 DOM
13. 2026-06-01
    days on market $237,000 Active 52 DOM
14. 2026-05-31
    days on market $237,000 Active 51 DOM
15. 2026-05-31
    days on market $237,000 Active 50 DOM
16. 2026-05-12
    price $237,000 515-char remark

    Show marketing remark (515 chars)

    Don't miss this charming duplex located on the banks of the beautiful Sandy River! Great investment opportunity or a great option for owner occupancy! Two spacious units with great rental history plus, enjoy the spacious 3 bay garage on a separate electrical meter, perfect for a hobbyist, mechanics, or anyone in need of ample of storage. Occupants can enjoy the flat, sizable backyard with river access. Both units offer spacious layouts, bonus rooms, large closets, and abundant natural light. Come take a look!

17. 2026-04-28
    price $249,000 515-char remark

    Show marketing remark (515 chars)

    Don't miss this charming duplex located on the banks of the beautiful Sandy River! Great investment opportunity or a great option for owner occupancy! Two spacious units with great rental history plus, enjoy the spacious 3 bay garage on a separate electrical meter, perfect for a hobbyist, mechanics, or anyone in need of ample of storage. Occupants can enjoy the flat, sizable backyard with river access. Both units offer spacious layouts, bonus rooms, large closets, and abundant natural light. Come take a look!

18. 2026-04-10
    listed $275,000 Active 515-char remark

    Show marketing remark (515 chars)

    Don't miss this charming duplex located on the banks of the beautiful Sandy River! Great investment opportunity or a great option for owner occupancy! Two spacious units with great rental history plus, enjoy the spacious 3 bay garage on a separate electrical meter, perfect for a hobbyist, mechanics, or anyone in need of ample of storage. Occupants can enjoy the flat, sizable backyard with river access. Both units offer spacious layouts, bonus rooms, large closets, and abundant natural light. Come take a look!

19. 2021-06-25
    soldstatus $134,900 Closed 336-char remark

    Show marketing remark (336 chars)

    FARMINGTON - 3+bay garage, plenty of storage for your toys, heated space, current owner rents space out for winter storage, also 2 - 2 bedroom apartments! Perfect for owner occupied or investor. Charming apartments with hardwood floors, original kitchen cabinets, large living room, dining room, plus water frontage on the Sandy River!

20. 2021-05-28
    status Pending 336-char remark

    Show marketing remark (336 chars)

    FARMINGTON - 3+bay garage, plenty of storage for your toys, heated space, current owner rents space out for winter storage, also 2 - 2 bedroom apartments! Perfect for owner occupied or investor. Charming apartments with hardwood floors, original kitchen cabinets, large living room, dining room, plus water frontage on the Sandy River!

21. 2021-05-14
    price $134,900 336-char remark

    Show marketing remark (336 chars)

    FARMINGTON - 3+bay garage, plenty of storage for your toys, heated space, current owner rents space out for winter storage, also 2 - 2 bedroom apartments! Perfect for owner occupied or investor. Charming apartments with hardwood floors, original kitchen cabinets, large living room, dining room, plus water frontage on the Sandy River!

22. 2021-04-20
    price $148,500 336-char remark

    Show marketing remark (336 chars)

    FARMINGTON - 3+bay garage, plenty of storage for your toys, heated space, current owner rents space out for winter storage, also 2 - 2 bedroom apartments! Perfect for owner occupied or investor. Charming apartments with hardwood floors, original kitchen cabinets, large living room, dining room, plus water frontage on the Sandy River!

23. 2021-02-24
    listed $154,900 Active 336-char remark

    Show marketing remark (336 chars)

    FARMINGTON - 3+bay garage, plenty of storage for your toys, heated space, current owner rents space out for winter storage, also 2 - 2 bedroom apartments! Perfect for owner occupied or investor. Charming apartments with hardwood floors, original kitchen cabinets, large living room, dining room, plus water frontage on the Sandy River!

ⓘ 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: $3,711 · $309/mo
• Projected year-2 tax: $3,711 · $309/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 3/10 Moderate FEMA zone AE · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,015
• − Mortgage interest: −$12,267
• − Property taxes: −$3,711
• − Insurance: −$6,620
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$6,371
• Taxable loss: −$8,797
• Est. tax savings @ 24.0%: +$2,111
• After-tax cash flow: $-3,029/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

+53.0% since first listed

8 events — show timeline

• 2026-05-12 Price Changed $237,000 MREIS
• 2026-04-28 Price Changed $249,000 MREIS
• 2026-04-10 Listed $275,000 MREIS
• 2021-06-25 Sold (MLS) $134,900 MREIS
• 2021-05-28 Pending — MREIS
• 2021-05-14 Price Changed $134,900 MREIS
• 2021-04-20 Price Changed $148,500 MREIS
• 2021-02-24 Listed $154,900 MREIS

Property tax history

+6.9%/yr

Latest (2025): $3,711 · +102.6% YoY. Source: county tax records.