7 Whitman St · Mexico, ME 04257

$78,000

2 bd · 1.0 ba · 796 sqft · MultiFamily · 10 Days on market

Built 1970 0.38 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 +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 MLS

7 Whitman Street is a well-cared for home with many updates in a quiet neighborhood. You will enjoy the seasonal views of the mountains from your garden, front deck or 3-season room! Other conveniences include as a spacious living room and eat-in kitchen, as well as a primary bedroom with walk-out access to the back yard. Mexico is known as the ''gateway to the western Mountains'' and is the perfect place for anyone who loves the outdoors. Skiing at Sunday River or Black Mountain are moments away, as are hiking in Grafton Notch State park and canoeing/kayaking on the Androscoggin River. Numerous other day trips are possible, to waterfalls, hiking, picnic areas, and more!

Key facts

• Two parcels
• Great location
• Peaceful setting

Tags

• PEACEFUL SETTING
• MATURE TREES
• TWO PARCELS
• GREAT LOCATION

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: 2 garage spaces; Carport; Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater; Utilities currently on
• Home design: Mobile Home (single wide); Built in 1970
• Construction: Aluminum siding; Shingle roof; Mobile construction
• Exterior features: Deck; Shed(s); Near town; Paved road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump cooling
• Interior features: One-floor living; First-floor bedroom; Bathtub; Storage
• Laundry & utility: Main-level laundry; Washer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $78k.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 16.5% 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; 4 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 $539 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 11y 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.

Recommended offer $78,000

Questions for the listing agent

1. Built in 1970 — 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: 1.85% ✓
• Cap rate: 16.47%
• Cash-on-cash: 36.34%
• DSCR: 2.62
• GRM: 4.5

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: 33.2%
• Equity multiple: 2.44×
• Total profit: $31,470
• Equity at exit: $13,762

10-year hold

• IRR: 39.4%
• Equity multiple: 4.82×
• Total profit: $83,326
• Equity at exit: $10,465

Cash invested: $21,840 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $661

Break-even live

Break-even rent $603

Max offer price $78,000

Occupancy floor 49%

Sensitivity live

Price	-10% $706	-5% $683	+0% $661	+5% $639	+10% $617
Rent	-10% $548	-5% $604	+0% $661	+5% $718	+10% $775
Rate	-1.0pp $701	-0.5pp $681	base $661	+0.5pp $641	+1.0pp $621

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	45d	1	0.52mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	45d	1	0.64mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	0.72mi
119 Congress St Rumford, ME	1.0	1.0	508	$1,400	$2.75	45d	3	0.86mi

Listing history 9 events

1. 2026-06-21
   days on market $78,000 Active 10 DOM
2. 2026-06-21
   days on market $78,000 Active 9 DOM
3. 2026-06-18
   days on market $78,000 Active 7 DOM
4. 2026-06-17
   days on market $78,000 Active 6 DOM
5. 2026-06-16
   days on market $78,000 Active 5 DOM
6. 2026-06-15
   days on market $78,000 Active 4 DOM
7. 2026-06-13
   days on market $78,000 Active 2 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $78,000 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: $421 · $35/mo
• Projected year-2 tax: $741 · $62/mo
• Expected delta: +$320/yr (+$27/mo · 76.0%)

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

Taxation est. · year 1

• Rental income: $17,286
• − Mortgage interest: −$4,369
• − Property taxes: −$421
• − Insurance: −$390
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,269
• Taxable income: $7,071
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,239/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

+420.0% since first listed

19 events — show timeline

• 2026-06-11 Listed $78,000 MREIS
• 2025-07-04 Pending — MREIS
• 2025-07-02 Sold (MLS) $95,000 MREIS
• 2025-05-25 Contingent — MREIS
• 2025-05-11 Price Changed $110,900 MREIS
• 2025-05-02 Listed $122,500 MREIS
• 2021-06-11 Delisted — MREIS
• 2021-06-11 Relisted — MREIS
• 2021-04-09 Pending — MREIS
• 2021-04-01 Listed $45,500 MREIS
• 2021-03-29 Delisted — MREIS
• 2021-03-29 Price Changed $44,400 MREIS
• 2021-03-29 Price Changed $44,000 MREIS
• 2021-03-17 Price Changed $47,500 MREIS
• 2021-02-24 Price Changed $49,995 MREIS
• 2021-02-01 Listed $52,500 MREIS
• 2015-04-23 Sold (MLS) $12,000 MREIS
• 2015-03-24 Delisted — MREIS
• 2015-03-05 Listed $15,000 MREIS

Property tax history

+1.2%/yr

Latest (2024): $421 · -0.5% YoY. Source: county tax records.