315 Pine St · Rumford, ME 04276

$154,900

6 bd · 2.0 ba · 2,176 sqft · MultiFamily public records · 3 Days on market

Built 1903 0.25 ac lot Est $191k · 19% under

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Why this score? — see what drove the A+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• 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

This two-unit building offers excellent investment or owner-occupancy potential. Each unit features three bedrooms, a living room, dining room, and kitchen, providing spacious accommodations for tenants or extended family. Some of the rooms has builtins and feature beautiful woodwork. Ample parking is available, as the sale includes the adjacent vacant lot. The property has been updated over the years, including improvements to the roof and electrical systems. The street-level unit features a welcoming porch and a generously sized bathroom. Exterior stairs at the rear of the building provide convenient access to all levels, including the full basement. Whether you choose to live in one unit

Key facts

• Ample parking
• Beautiful woodwork
• Updated roof

Tags

• SPACIOUS ACCOMMODATIONS
• BUILTINS
• BEAUTIFUL WOODWORK
• AMPLE PARKING
• UPDATED ROOF
• UPDATED ELECTRICAL SYSTEMS

Property features AI

Finance

• Financial info: Two total units; Both units are 3-bedroom units; Reported gross income: $9,600; Reported operating expense: $999,999; Unit 1 actual rent: $800

Exterior

• Parking: Gravel and paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Water heater tied to heating system
• Home design: Two-unit multifamily property; Built in 1903; Wood frame with wood siding; Shingle roof
• Construction: Wood frame construction; Wood siding; Shingle roof; Full basement
• Exterior features: Neighborhood lot setting; Paved road access

Interior

• Kitchen: Unit 1 has a refrigerator; Unit 2 does not include a refrigerator
• Bedrooms: Two 3-bedroom units (one unit on first level, one unit in basement)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard and hot water heating; Circuit breaker electrical system
• Interior features: Carpet and hardwood flooring; Full basement entry
• Laundry & utility: Dedicated electric meter for each unit; No dedicated gas meters; No dedicated water heaters in either unit

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 16.3% 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; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k 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 $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.93% ✓
• Cap rate: 16.29%
• Cash-on-cash: 35.72%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $191,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Spruce St	0.24mi	5/3.0 (-1)	2,152 (-1%)	19mo	$190,000	$88	62
412 Knox St	0.16mi	6/3.0	2,496 (+15%)	16mo	$225,000	$90	51
319 Knox St	0.06mi	5/3.0 (-1)	2,470 (+14%)	21mo	$200,000	$81	48

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: 51.7%
• Equity multiple: 4.84×
• Total profit: $166,638
• Equity at exit: $139,546

10-year hold

• IRR: 45.3%
• Equity multiple: 10.83×
• Total profit: $426,146
• Equity at exit: $300,937

Cash invested: $43,372 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,990 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$194 /mo · $2,330/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$628
• Net cashflow: $1,291

Break-even live

Break-even rent $1,356

Max offer price $154,900

Occupancy floor 52%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,990
Total (2 units)			$2,990

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $154,900 Active 3 DOM
2. 2026-06-17
   days on market $154,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $154,900 Active 1 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: $2,330 · $194/mo
• Projected year-2 tax: $2,330 · $194/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $35,880
• − Mortgage interest: −$8,677
• − Property taxes: −$2,330
• − Insurance: −$774
• − Repairs & maintenance: −$2,870
• − Management: −$2,870
• − Depreciation: −$4,506
• Taxable income: $13,852
• Est. tax owed @ 24.0%: −$3,324
• After-tax cash flow: $12,169/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

1 event — show timeline

• 2026-06-15 Listed $154,900 MREIS

Property tax history

+1.8%/yr

Latest (2025): $2,330 · +12.7% YoY. Source: county tax records.