11 Holman Ave · Mexico, ME 04257

$174,900

15 bd · 9.0 ba · 2,268 sqft · Other · 34 Days on market

Built 1934 4,356 sqft lot $77/sqft · at area comps Est $176k · at est.

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +7.8/15.0
• Schools +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +4.4/10.0
• Appreciation +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Looking for an affordable investment?! Look no further! This 3 family multi-unit is right in town and convenient to everything. Strong rental history, with all units occupied. Please allow 24 hours for showings. This property is broker owned.

Key facts

• Near schools
• Near shopping
• Near restaurants

Tags

• MULTI-FAMILY PROPERTY
• RENTAL INCOME
• WASHER DRYER HOOKUPS
• NEAR SHOPPING
• NEAR SCHOOLS
• NEAR RESTAURANTS

Property features AI

Finance

• Financial info: Total of 3 residential units; Gross annual income reported: $29,400; Operating expenses reported: $12,565; Typical rents listed by unit: two 1-bedroom units at $950, one 1-bedroom unit at $950 (additional 1-bed units shown), and multiple 3-bedroom units at $1,500

Exterior

• Parking: Gravel off-street parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Utilities currently on
• Home design: Multi-family property; Two-story building (multi-level); Built in 1934
• Construction: Wood frame construction with shingle siding; Asbestos present in construction materials; Membrane roof; Full, unfinished basement with interior entry
• Exterior features: Front porch; Intown, level lot; Paved road access

Interior

• Kitchen: Refrigerators provided in each unit
• Bedrooms: Multiple units including 1-bedroom and 3-bedroom configurations (units located on first and second levels)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: Three full bathrooms (total for the building)
• Heating & cooling: Baseboard heating
• Interior features: Bathtub; Double-pane windows; Unfurnished
• Laundry & utility: No dedicated water heaters or dedicated electric/gas meters for units; Electric water heater (building)

What this means for you Summary

Snapshot

• This is a 15-bed/9.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (5.8% below list).
• Recommended offer: $165k (5.8% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,702 (5.8% below list)

Questions for the listing agent

1. It's been on market 34 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 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.94% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $175,886
• List price: $174,900
• Delta: -0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.73×
• Total profit: $-13,379
• Equity at exit: $30,860

10-year hold

• IRR: 1.5%
• Equity multiple: 1.12×
• Total profit: $5,703
• Equity at exit: $23,465

Cash invested: $48,972 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,647 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $165

Break-even live

Break-even rent $1,439

Max offer price $174,900

Occupancy floor 85%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $174,900 Active 34 DOM
2. 2026-06-17
   days on market $174,900 Active 33 DOM
3. 2026-06-16
   days on market $174,900 Active 32 DOM
4. 2026-06-15
   days on market $174,900 Active 31 DOM
5. 2026-06-13
   days on market $174,900 Active 29 DOM
6. 2026-06-12
   days on market $174,900 Active 28 DOM
7. 2026-06-09
   days on market $174,900 Active 25 DOM
8. 2026-06-08
   days on market $174,900 Active 24 DOM
9. 2026-06-07
   days on market $174,900 Active 23 DOM
10. 2026-06-07
    days on market $174,900 Active 22 DOM
11. 2026-06-04
    days on market $174,900 Active 19 DOM
12. 2026-06-02
    days on market $174,900 Active 18 DOM
13. 2026-06-01
    days on market $174,900 Active 17 DOM
14. 2026-05-31
    days on market $174,900 Active 16 DOM
15. 2026-05-31
    days on market $174,900 Active 15 DOM
16. 2026-05-15
    status Active 1211-char remark
17. 2026-05-14
    historical 1211-char remark
18. 2026-05-14
    listed $174,900 Active 1211-char remark
19. 2023-09-08
    soldstatus $165,000 Closed 242-char remark

    Show marketing remark (242 chars)

    Looking for an affordable investment?! Look no further! This 3 family multi-unit is right in town and convenient to everything. Strong rental history, with all units occupied. Please allow 24 hours for showings. This property is broker owned.

20. 2023-08-07
    status Pending 242-char remark

    Show marketing remark (242 chars)

    Looking for an affordable investment?! Look no further! This 3 family multi-unit is right in town and convenient to everything. Strong rental history, with all units occupied. Please allow 24 hours for showings. This property is broker owned.

21. 2023-07-06
    price $165,000 242-char remark

    Show marketing remark (242 chars)

    Looking for an affordable investment?! Look no further! This 3 family multi-unit is right in town and convenient to everything. Strong rental history, with all units occupied. Please allow 24 hours for showings. This property is broker owned.

22. 2023-04-01
    listed $169,500 Active 242-char remark

    Show marketing remark (242 chars)

    Looking for an affordable investment?! Look no further! This 3 family multi-unit is right in town and convenient to everything. Strong rental history, with all units occupied. Please allow 24 hours for showings. This property is broker owned.

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $2,068 · $172/mo
• Expected delta: +$311/yr (+$26/mo · 17.7%)

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

Taxation est. · year 1

• Rental income: $19,764
• − Mortgage interest: −$9,797
• − Property taxes: −$1,757
• − Insurance: −$874
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$5,088
• Taxable loss: −$915
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $2,195/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

+113.3% since first listed

18 events — show timeline

• 2026-05-15 Relisted — MREIS
• 2026-05-14 Delisted — MREIS
• 2026-05-14 Listed $174,900 MREIS
• 2023-09-08 Sold (MLS) $165,000 MREIS
• 2023-08-07 Pending — MREIS
• 2023-07-06 Price Changed $165,000 MREIS
• 2023-04-01 Listed $169,500 MREIS
• 2018-11-29 Delisted — MREIS
• 2018-06-20 Relisted — MREIS
• 2018-04-29 Delisted — MREIS
• 2017-10-24 Relisted — MREIS
• 2017-05-30 Pending — MREIS
• 2017-05-30 Relisted — MREIS
• 2017-04-29 Delisted — MREIS
• 2016-11-02 Listed $45,900 MREIS
• 2016-04-28 Delisted — MREIS
• 2015-05-09 Listed $45,900 MREIS
• 2007-07-30 Listed $82,000 MREIS

Property tax history

+1.2%/yr

Latest (2024): $1,757 · -0.7% YoY. Source: county tax records.