97 Chase Ave · Mexico, ME 04257

$49,999

2 bd · 1.0 ba · — sqft · MultiFamily · 1 Days on market

Built 1969

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

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

Listing remarks

1969 Hillcrest 12x50 Mobile Home in a nice quiet park, features 2 bed rooms, 1 bathroom, new carpets, flooring, paint, plumbing updates in 2023, has a brand new furnace and hot water heater installed. Very clean for the year. Has a decent size deck on the front, respectable yard, small mud porch attached fridge and stove are included with the sale. Could use a few cosmetic updates but is move in ready. Proven rental income stream from 2022-2026. Taxes are $261 a year, buyer is responsible for lot rent of $250/per month to park owner which includes the homes water. Inexpensive clean home. Everything functions as it should. Sold as is by owner.

Key facts

• Plumbing updates
• Paint updates
• Hot water heater

Tags

• NEW CARPETS
• FLOORING UPDATES
• PAINT UPDATES
• PLUMBING UPDATES
• BRAND NEW FURNACE
• HOT WATER HEATER

Property features AI

Exterior

• Home design: Built in 1969
• Exterior features: Located in the Mexico subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.7% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,999

Questions for the listing agent

1. Built in 1969 — 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 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?
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: 2.29% ✓
• Cap rate: 20.68%
• Cash-on-cash: 51.39%
• DSCR: 3.29
• GRM: 3.6

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: 50.0%
• Equity multiple: 3.24×
• Total profit: $31,362
• Equity at exit: $8,822

10-year hold

• IRR: 54.9%
• Equity multiple: 6.54×
• Total profit: $77,573
• Equity at exit: $6,708

Cash invested: $14,000 (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 04257

• Home prices YoY: -0.9%
• Active inventory: 34
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$262
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $600

Break-even live

Break-even rent $386

Max offer price $49,999

Occupancy floor 43%

Sensitivity live

Price	-10% $628	-5% $614	+0% $600	+5% $585	+10% $571
Rent	-10% $509	-5% $554	+0% $600	+5% $645	+10% $690
Rate	-1.0pp $625	-0.5pp $612	base $600	+0.5pp $587	+1.0pp $573

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Roxbury Rd Mexico, ME	2.0	1.0	—	$1,000	—	44d	1	0.52mi
119 Main St Mexico, ME	1.0	1.0	—	$895	—	44d	1	0.86mi
58 Falmouth St Apt 2 Rumford, ME	2.0	1.0	—	$1,050	—	44d	1	0.93mi
58 Falmouth St Unit 3 Rumford, ME	2.0	1.0	—	$1,200	—	44d	1	0.93mi
52 Falmouth St Unit 3 Rumford, ME	3.0	1.0	—	$1,350	—	44d	1	0.93mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	0.95mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	1.13mi
212 Waldo St Unit 5 Rumford, ME	2.0	1.0	—	$1,100	—	44d	1	1.15mi
201 Waldo St Unit 4 Rumford, ME	1.0	1.0	—	$850	—	44d	1	1.19mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	1.20mi
131 Franklin St Rumford, ME	2.0	1.0	—	$1,100	—	44d	1	1.36mi
25 Hartford St Unit 214 Rumford, ME	1.0	1.0	—	$675	—	44d	1	1.46mi
119 Congress St Rumford, ME	1.0	1.0	508	$1,400	$2.75	44d	3	1.48mi

Listing history 1 events

1. 2026-05-26
   listed $49,999 Active

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$209/yr (+$17/mo · 80.3%)

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

Taxation est. · year 1

• Rental income: $13,737
• − Mortgage interest: −$2,801
• − Property taxes: −$261
• − Insurance: −$250
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$1,455
• Taxable income: $6,773
• Est. tax owed @ 24.0%: −$1,625
• After-tax cash flow: $5,569/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

1 event — show timeline

• 2026-05-26 Listed $49,999 FSBO.com

Property tax history

+1.1%/yr

Latest (2024): $261 · -0.8% YoY. Source: county tax records.