3 Urquhart St · Rumford, ME 04276

$18,000

4 bd · 1.5 ba · 1,646 sqft · MultiFamily public records · 37 Days on market

Built 1902 ↓ 31% 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).

• Cash flow +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

A beautiful home in an historic area. Original hard wood floors throughout. Large attic, and basement. Off street parking, and a beautiful garden area out back. Four bedrooms, but could be 5. Bathroom remodeled 5 years ago.

Key facts

• Hard wood floors
• Off street parking
• Garden area

Tags

• HARD WOOD FLOORS
• LARGE ATTIC
• BASEMENT
• OFF STREET PARKING
• GARDEN AREA
• BATHROOM REMODELED

Property features AI

Exterior

• Home design: Built in 1902
• Construction: Originally constructed in 1902
• Exterior features: Located in the Rumford subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $18k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $17k (3.0% below list) — sets the bar for market timing.
• Cap rate 84.9% vs local median 5.5% 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, schools F, 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: 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 $2k of equity ($124 loan paydown + $2k 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,460 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — 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 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?
5. 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.
6. 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.
7. 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: 9.17% ✓
• Cap rate: 84.90%
• Cash-on-cash: 280.74%
• DSCR: 13.49
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $181,060
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Oxford Ave	0.29mi	4/2.0	1,580 (-4%)	0mo	$52,000	$33	77
544 Hancock St	0.42mi	3/2.0 (-1)	1,680 (+2%)	12mo	$185,000	$110	60

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: —
• Equity multiple: 17.85×
• Total profit: $84,926
• Equity at exit: $16,216

10-year hold

• IRR: —
• Equity multiple: 38.91×
• Total profit: $191,086
• Equity at exit: $34,970

Cash invested: $5,040 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$94
• Tax est. 1.5%: −$22 /mo · $270/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $1,179

Break-even live

Break-even rent $157

Max offer price $18,000

Occupancy floor 24%

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: $4,500
• Closing costs: $540
• 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	43d	1	0.12mi

Listing history 17 events

1. 2026-06-18
   days on market $18,000 Active 37 DOM
2. 2026-06-17
   days on market $18,000 Active 36 DOM
3. 2026-06-16
   days on market $18,000 Active 35 DOM
4. 2026-06-15
   days on market $18,000 Active 34 DOM
5. 2026-06-13
   days on market $18,000 Active 32 DOM
6. 2026-06-12
   days on market $18,000 Active 31 DOM
7. 2026-06-09
   days on market $18,000 Active 28 DOM
8. 2026-06-08
   days on market $18,000 Active 27 DOM
9. 2026-06-07
   days on market $18,000 Active 26 DOM
10. 2026-06-07
    days on market $18,000 Active 25 DOM
11. 2026-06-04
    days on market $18,000 Active 22 DOM
12. 2026-06-02
    days on market $18,000 Active 21 DOM
13. 2026-06-01
    days on market $18,000 Active 20 DOM
14. 2026-05-31
    days on market $18,000 Active 19 DOM
15. 2026-05-31
    days on market $18,000 Active 18 DOM
16. 2026-05-12
    listed $18,000 Active 223-char remark
17. 2008-05-13
    soldstatus $26,140

ⓘ 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 · 18 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: −$1,008
• − Property taxes: −$270
• − Insurance: −$90
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$524
• Taxable income: $14,740
• Est. tax owed @ 24.0%: −$3,538
• After-tax cash flow: $10,612/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 — 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

-31.1% since first listed

3 events — show timeline

• 2026-05-12 Listed $18,000 FSBO.com
• 2010-05-13 Listed $29,900 MREIS
• 2008-05-13 Sold (Public Records) $26,140 Public Records

Property tax history

+4.3%/yr

Latest (2025): $1,122 · +12.7% YoY. Source: county tax records.