6 Various Addresses · Rumford, ME 04276

$1,980,000

66 bd · 29.7 ba · 31,818 sqft · MultiFamily · 65 Days on market

Built 1920 Good condition 1.19 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 33 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

33-unit multifamily portfolio spanning six buildings in Rumford, located at 25 Falmouth Street, 48 Essex Avenue, and 209, 313, 318, and 341 Waldo Street. The portfolio includes one 3-unit, one 5-unit, three 6-unit, and one 7-unit building, offering a diverse unit mix of 5 one-bedroom, 11 two-bedroom, 15 three-bedroom, and 2 four-bedroom apartments that serve a broad tenant base. Properties are situated within a federally designated Opportunity Zone. This offering provides immediate, turnkey cash flow with stable in-place income and long-term upside potential.

Key facts

• 1.19 acre lot
• 21 parking spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 5×1bd/1ba + 11×2bd/1ba + 15×3bd/1ba units multifamily listed at $1.98M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $24k ($284k/yr) — positive. Per door: $716/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($47k rent vs $1.98M).
• Recommended offer: $1.86M (6.0% below list) — sets the bar for market timing.
• Cap rate 20.6% 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: 83 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 $212k of equity ($14k loan paydown + $198k 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 $554k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$340k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($1.86M) 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,861,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 2.39% ✓
• Cap rate: 20.62%
• Cash-on-cash: 51.17%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.6%
• Equity multiple: 5.66×
• Total profit: $2,584,681
• Equity at exit: $1,783,741

10-year hold

• IRR: 58.2%
• Equity multiple: 12.60×
• Total profit: $6,428,877
• Equity at exit: $3,846,705

Cash invested: $554,400 (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: 83
• Price-to-rent: 142.5×

Monthly cashflow live

• Estimated rent: $47,244 medium
• Mortgage (P&I): −$10,383
• Tax est. 1.5%: −$2,475 /mo · $29,700/yr
• Insurance: −$825
• HOA: −$0
• Vacancy / Maint / Mgmt: −$9,921
• Net cashflow: $23,639

Break-even live

Break-even rent $17,321

Max offer price $1,980,000

Occupancy floor 45%

Sensitivity live

Price	-10% $25,008	-5% $24,324	+0% $23,639	+5% $22,955	+10% $22,271
Rent	-10% $19,907	-5% $21,773	+0% $23,639	+5% $25,506	+10% $27,372
Rate	-1.0pp $24,637	-0.5pp $24,143	base $23,639	+0.5pp $23,126	+1.0pp $22,604

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

Units	Beds	Baths	Est. rent
▸ 5× units	1	1	$5,790
▸ 11× units	2	1	$16,170
▸ 15× units	3	1	$22,110
▸ 2× units	4	1	$3,178
Total (33 units)			$47,244

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: $495,000
• Closing costs: $59,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-22
   status Active 565-char remark

   Show marketing remark (565 chars)

   33-unit multifamily portfolio spanning six buildings in Rumford, located at 25 Falmouth Street, 48 Essex Avenue, and 209, 313, 318, and 341 Waldo Street. The portfolio includes one 3-unit, one 5-unit, three 6-unit, and one 7-unit building, offering a diverse unit mix of 5 one-bedroom, 11 two-bedroom, 15 three-bedroom, and 2 four-bedroom apartments that serve a broad tenant base. Properties are situated within a federally designated Opportunity Zone. This offering provides immediate, turnkey cash flow with stable in-place income and long-term upside potential.

2. 2026-03-24
   status Pending 565-char remark

   Show marketing remark (565 chars)

   33-unit multifamily portfolio spanning six buildings in Rumford, located at 25 Falmouth Street, 48 Essex Avenue, and 209, 313, 318, and 341 Waldo Street. The portfolio includes one 3-unit, one 5-unit, three 6-unit, and one 7-unit building, offering a diverse unit mix of 5 one-bedroom, 11 two-bedroom, 15 three-bedroom, and 2 four-bedroom apartments that serve a broad tenant base. Properties are situated within a federally designated Opportunity Zone. This offering provides immediate, turnkey cash flow with stable in-place income and long-term upside potential.

3. 2026-02-23
   listed $1,980,000 Active 565-char remark

   Show marketing remark (565 chars)

   33-unit multifamily portfolio spanning six buildings in Rumford, located at 25 Falmouth Street, 48 Essex Avenue, and 209, 313, 318, and 341 Waldo Street. The portfolio includes one 3-unit, one 5-unit, three 6-unit, and one 7-unit building, offering a diverse unit mix of 5 one-bedroom, 11 two-bedroom, 15 three-bedroom, and 2 four-bedroom apartments that serve a broad tenant base. Properties are situated within a federally designated Opportunity Zone. This offering provides immediate, turnkey cash flow with stable in-place income and long-term upside potential.

ⓘ 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: $566,928
• − Mortgage interest: −$110,911
• − Property taxes: −$29,700
• − Insurance: −$9,900
• − Repairs & maintenance: −$45,354
• − Management: −$45,354
• − Depreciation: −$57,600
• Taxable income: $268,109
• Est. tax owed @ 24.0%: −$64,346
• After-tax cash flow: $219,327/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 · 13 photos

Good 75/100 Cosmetic rehab

This 33-unit multifamily property is in good condition with cosmetic updates, offering a stable income stream and long-term upside potential.

Value-add opportunities

• Both landscaping — enhances curb appeal and property value
• Both interior paint — fresh paint improves aesthetics and value
• Both kitchen appliances — modern appliances attract more tenants

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and property value ↑
• Both interior paint — fresh paint improves aesthetics and value ↑
• Both kitchen appliances — modern appliances attract more 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 — 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

3 events — show timeline

• 2026-04-22 Relisted — MREIS
• 2026-03-24 Pending — MREIS
• 2026-02-23 Listed $1,980,000 MREIS