10 Otis St · Chisholm, ME 04239

$99,999

4 bd · 1.0 ba · 832 sqft · Other public records · 69 Days on market

Built 1937 0.46 ac 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 +24.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

0007, Private corner lot, lovely stone walls built into a three level yard with stone staircases up to each level, a Must See! Solid home in need of a little cosmetic improvement. Two sunporches, three season.

Key facts

• Hardwood flooring
• Galley kitchen
• Seasonal views

Tags

• FULL WALK OUT BASEMENT
• GALLEY KITCHEN
• THREE SEASON SUNROOMS
• SPACIOUS EAVE STORAGE
• HARDWOOD FLOORING
• SEASONAL VIEWS

Property features AI

Finance

• Financial info: Annual tax amount listed (financial specifics provided separately)

Exterior

• Parking: Detached 1-car garage; Paved on-site parking with 1–4 spaces
• Utilities: Public water; Public sewer; Circuit breakers for electrical service; Electric water heater (off heating system)
• Home design: Single family residence; Multi-level home; Built in 1937; Water heater and smart electric meter noted for energy efficiency
• Construction: Wood frame with vinyl siding; Shingle roof; Per public records
• Exterior features: Glassed-in porch; Shed(s); Intown, near town setting; Paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary bedroom on the first floor with closet; Bedroom 2 on the first floor with closet; Bedroom 3 on the second floor with closet; Bedroom 4 on the second floor with closet
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: First-floor bedroom; Bathtub; Shower; Storage; 32–36 inch doorways for improved accessibility; Double-pane and storm windows; Internet access available
• Laundry & utility: Basement with interior entry, walk-out access and daylight exposure (full, unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#43 in ME, #4,630 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 31 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 $11k of equity ($691 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, 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 ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $100k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1937 — 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. 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 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: 1.16% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $67,487
• Equity at exit: $90,087

10-year hold

• IRR: 26.6%
• Equity multiple: 7.73×
• Total profit: $188,573
• Equity at exit: $194,276

Cash invested: $28,000 (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 04239

• Home prices YoY: 5.3%
• Active inventory: 31
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $204

Break-even live

Break-even rent $897

Max offer price $99,999

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-12
   statusdays on market $99,999 Pending 69 DOM
2. 2026-06-09
   days on market $99,999 Active 67 DOM
3. 2026-06-08
   days on market $99,999 Active 66 DOM
4. 2026-06-07
   days on market $99,999 Active 65 DOM
5. 2026-06-07
   days on market $99,999 Active 64 DOM
6. 2026-06-04
   days on market $99,999 Active 61 DOM
7. 2026-06-02
   days on market $99,999 Active 60 DOM
8. 2026-06-01
   remarks 699-char remark
9. 2026-06-01
   listed $99,999 Active 59 DOM

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $13,868
• − Mortgage interest: −$5,601
• − Property taxes: −$1,714
• − Insurance: −$500
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,909
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,227/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Chisholm

• Score: 74/100
• State rank: #43
• US rank: #4630

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chisholm, ME
• Population (ZIP): 4,644

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Asian 2%
• Common ancestry: Lithuanian 10% Italian 4% German 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Tagalog/Filipino 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: ▲ 14.17%
• Current HPI: 279.4231
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+68.1% since first listed

8 events — show timeline

• 2026-06-01 Relisted — MREIS
• 2026-06-01 Price Changed $99,999 MREIS
• 2025-12-05 Delisted — MREIS
• 2025-11-03 Price Changed $110,000 MREIS
• 2025-10-20 Price Changed $130,000 MREIS
• 2025-10-07 Listed $150,000 MREIS
• 2011-08-11 Sold (MLS) $48,500 MREIS
• 2010-08-18 Listed $59,500 MREIS

Property tax history

+7.2%/yr

Latest (2025): $1,714 · +53.3% YoY. Source: county tax records.