4 Various Addresses · Mexico, ME 04257

$990,000

33 bd · 17.6 ba · 999 sqft · MultiFamily · 55 Days on market

Built 1900 Fair condition 1.73 ac lot $991/sqft · 411% above area

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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 +2.2/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Investment package consisting of four properties in Mexico: Two 6-unit buildings at 48 Main Street and 39 Carlton Avenue, and two 3-unit buildings at 6 & 9 Dix Avenue. Together, this portfolio offers a diverse mix of units across multiple asset types, creating both stability and growth potential. All properties are located in the flood zone; however, the Seller is willing to finance the entire package, presenting a rare opportunity to acquire significant scale without the hurdles of traditional lending.

Key facts

• 1.73 acre lot
• 5 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 11 × 3-bed/?-bath units multifamily listed at $990k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $363/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $990k).
• Recommended offer: $960k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% 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; 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 $7k of loan paydown is wiped out by about $24k 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 $277k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($960k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $960,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.27%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $193,791
• List price: $990,000
• Delta: 410.86%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.43×
• Total profit: $119,352
• Equity at exit: $174,677

10-year hold

• IRR: 18.6%
• Equity multiple: 2.64×
• Total profit: $454,235
• Equity at exit: $132,821

Cash invested: $277,200 (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: 66.2×

Monthly cashflow live

• Estimated rent: $13,711 high
• Mortgage (P&I): −$5,192
• Tax est. 1.5%: −$1,238 /mo · $14,850/yr
• Insurance: −$412
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,879
• Net cashflow: $3,990

Break-even live

Break-even rent $8,660

Max offer price $990,000

Occupancy floor 66%

Sensitivity live

Price	-10% $4,674	-5% $4,332	+0% $3,990	+5% $3,648	+10% $3,306
Rent	-10% $2,907	-5% $3,448	+0% $3,990	+5% $4,532	+10% $5,073
Rate	-1.0pp $4,489	-0.5pp $4,242	base $3,990	+0.5pp $3,733	+1.0pp $3,473

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

Units	Beds	Baths	Est. rent
▸ 11× units	3	—	$13,706
Total (11 units)			$13,711

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: $247,500
• Closing costs: $29,700
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-14
   status Active 514-char remark

   Show marketing remark (514 chars)

   Investment package consisting of four properties in Mexico: Two 6-unit buildings at 48 Main Street and 39 Carlton Avenue, and two 3-unit buildings at 6 & 9 Dix Avenue. Together, this portfolio offers a diverse mix of units across multiple asset types, creating both stability and growth potential. All properties are located in the flood zone; however, the Seller is willing to finance the entire package, presenting a rare opportunity to acquire significant scale without the hurdles of traditional lending.

2. 2026-03-06
   status Pending 514-char remark

   Show marketing remark (514 chars)

   Investment package consisting of four properties in Mexico: Two 6-unit buildings at 48 Main Street and 39 Carlton Avenue, and two 3-unit buildings at 6 & 9 Dix Avenue. Together, this portfolio offers a diverse mix of units across multiple asset types, creating both stability and growth potential. All properties are located in the flood zone; however, the Seller is willing to finance the entire package, presenting a rare opportunity to acquire significant scale without the hurdles of traditional lending.

3. 2026-02-23
   listed $990,000 Active 514-char remark

   Show marketing remark (514 chars)

   Investment package consisting of four properties in Mexico: Two 6-unit buildings at 48 Main Street and 39 Carlton Avenue, and two 3-unit buildings at 6 & 9 Dix Avenue. Together, this portfolio offers a diverse mix of units across multiple asset types, creating both stability and growth potential. All properties are located in the flood zone; however, the Seller is willing to finance the entire package, presenting a rare opportunity to acquire significant scale without the hurdles of traditional lending.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $164,532
• − Mortgage interest: −$55,455
• − Property taxes: −$14,850
• − Insurance: −$4,950
• − Repairs & maintenance: −$13,163
• − Management: −$13,163
• − Depreciation: −$28,800
• Taxable income: $34,151
• Est. tax owed @ 24.0%: −$8,196
• After-tax cash flow: $39,684/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.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate repairs and maintenance to improve its condition and increase its resale and rental value. Upgrading the kitchen and bathrooms, repainting the exterior siding, and landscaping can significantly enhance the home's appeal and value.

Repairs flagged

• Minor Kitchen countertops — The countertops appear to be outdated and may need replacement or resurfacing.
• Minor Bathroom fixtures — The fixtures in the bathrooms may need updating or replacement.
• Moderate Exterior siding — The exterior siding may need repainting or minor repairs to improve its appearance.
• Minor Landscaping — The landscaping appears to be overgrown and may need trimming and maintenance.

Value-add opportunities

• Resale Updating the kitchen countertops and appliances — Updating the kitchen countertops and appliances can significantly improve the home's appeal and value for potential buyers.
• Resale Updating the bathrooms — Updating the bathrooms can improve the home's overall appeal and value for potential buyers.
• Resale Repainting the exterior siding — Repainting the exterior siding can improve the home's curb appeal and overall appearance, which can increase its resale value.
• Both Landscaping — Landscaping can improve the home's curb appeal and increase its rental value by making it more attractive to potential tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · The countertops appear to be outdated and may need replacement or resurfacing.	Minor	$500–3,000
Bathroom fixtures · The fixtures in the bathrooms may need updating or replacement.	Minor	$500–3,000
Exterior siding · The exterior siding may need repainting or minor repairs to improve its appearance.	Moderate	$3,000–15,000
Landscaping · The landscaping appears to be overgrown and may need trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale Updating the kitchen countertops and appliances — Updating the kitchen countertops and appliances can significantly improve the home's appeal and value for potential buyers. ↑
• Resale Updating the bathrooms — Updating the bathrooms can improve the home's overall appeal and value for potential buyers. ↑
• Resale Repainting the exterior siding — Repainting the exterior siding can improve the home's curb appeal and overall appearance, which can increase its resale value. ↑
• Both Landscaping — Landscaping can improve the home's curb appeal and increase its rental value by making it more attractive to potential tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

3 events — show timeline

• 2026-04-14 Relisted — MREIS
• 2026-03-06 Pending — MREIS
• 2026-02-23 Listed $990,000 MREIS