136 Franklin St · Rumford, ME 04276

$165,000

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 9 Days on market

Built 1910 4,356 sqft lot Est $156k · 6% over

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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 +17.5/30.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +5.5/10.0
• ARV discount +5.0/15.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

Key facts

• Functional layout
• Large walk in closet
• 4,356 sq ft lot

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO LOCAL AMENITIES
• FUNCTIONAL LAYOUT
• LARGE WALK IN CLOSET

Property features AI

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service (other); Other water heater
• Home design: Single family residence; Built in 1910
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Cooktop; Refrigerator; Kitchen approximately 12 x 12 ft
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the second level; Bedroom 3 on the second level; An additional room on the second level (other room)
• Flooring: Laminate
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Interior entry to a full basement; Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $161k (2.4% below list).
• Recommended offer: $161k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 82 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• In year one you build about $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 29y 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.
• Current owner paid $16k; list at $165k implies a 965% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,004 (2.4% below list)

Questions for the listing agent

1. Built in 1910 — 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 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?
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 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: 0.98% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $156,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Erchles St	0.27mi	4/1.0 (+1)	1,291 (+1%)	2mo	$74,000	$57	77
316 Washington St	0.24mi	3/1.0	1,228 (-4%)	6mo	$260,000	$212	75
243 Pine St	0.19mi	2/1.5 (-1)	1,165 (-9%)	1mo	$141,400	$121	70
14 Byron St	0.39mi	2/1.5 (-1)	1,256 (-2%)	10mo	$153,000	$122	66
19 Rumford Ave	0.21mi	4/2.0 (+1)	1,372 (+7%)	7mo	$35,000	$26	65
10 Rangeley Pl	0.40mi	2/1.0 (-1)	1,200 (-6%)	0mo	$120,000	$100	64
—	0.43mi	3/1.0	1,244 (-3%)	20mo	$160,000	$129	56
509 Pine St	0.49mi	3/1.0	1,344 (+5%)	14mo	$80,000	$60	55
112 Lincoln Ave	0.42mi	3/2.0	1,224 (-4%)	21mo	$207,000	$169	54
195 Porter Ave W	0.69mi	4/1.5 (+1)	1,351 (+6%)	3mo	$292,000	$216	52
23 Erchles St	0.23mi	4/1.0 (+1)	1,440 (+12%)	19mo	$23,000	$16	46
620 Hancock St	0.61mi	3/1.5	1,102 (-14%)	19mo	$149,900	$136	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.7%
• Equity multiple: 3.12×
• Total profit: $97,931
• Equity at exit: $148,645

10-year hold

• IRR: 23.3%
• Equity multiple: 7.11×
• Total profit: $282,123
• Equity at exit: $320,559

Cash invested: $46,200 (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 04276

• Home prices YoY: 4.4%
• Active inventory: 82
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$212 /mo · $2,540/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $126

Break-even live

Break-even rent $1,450

Max offer price $165,000

Occupancy floor 87%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	43d	1	0.26mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	43d	1	0.29mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	43d	1	0.45mi

Listing history 15 events

1. 2026-05-18
   listed $165,000 Active
2. 2018-01-30
   soldstatus $15,500 Sold 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

3. 2017-12-07
   status Pending 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

4. 2017-11-14
   price $15,500 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

5. 2017-10-23
   price $17,900 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

6. 2017-09-14
   price $19,900 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

7. 2017-08-15
   listed $23,900 Active 245-char remark

   Show marketing remark (245 chars)

   3 bed, 1.5 bath home located in Rumford, ME. This home has a lot to offer, spacious living room, large bedrooms, and a nice sized kitchen. The home is in need of a few updates and repairs before move in ready. This will make a great family home.

8. 2017-07-21
   soldstatus $11,200 Sold 427-char remark

   Show marketing remark (427 chars)

   Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

9. 2017-06-30
   status Pending 427-char remark

   Show marketing remark (427 chars)

   Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

10. 2017-04-21
    historical 427-char remark

    Show marketing remark (427 chars)

    Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

11. 2017-03-29
    price $26,496 427-char remark

    Show marketing remark (427 chars)

    Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

12. 2017-03-04
    price $33,120 427-char remark

    Show marketing remark (427 chars)

    Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

13. 2017-02-02
    price $36,800 427-char remark

    Show marketing remark (427 chars)

    Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

14. 2016-12-31
    listed $40,000 Active 427-char remark

    Show marketing remark (427 chars)

    Price Reduced! HUD owned. Sold AS IS. Case Number: 231-084945. Reduced! Available Beginning 3-28-17 Bid Deadline Date Daily by 11:59 PM (CT) until sold. FHA Financing: IE (Insured Escrow) * 203K Eligible: Yes * * Subject to an FHA appraisal Buyer selects Closing Agent/Firm. Roomy home with 3 bedrooms, close to town. Come take a look! Financing terms: FHA, Conventional, Cash. Built prior to 1978 see lead paint addendum.

15. 1997-07-23
    listed $64,900

ⓘ 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: $2,540 · $212/mo
• Projected year-2 tax: $2,540 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,320
• − Mortgage interest: −$9,243
• − Property taxes: −$2,540
• − Insurance: −$825
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$4,800
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,798/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 — 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

+154.2% since first listed

15 events — show timeline

• 2026-05-18 Listed $165,000 MREIS
• 2018-01-30 Sold (MLS) $15,500 MREIS
• 2017-12-07 Pending — MREIS
• 2017-11-14 Price Changed $15,500 MREIS
• 2017-10-23 Price Changed $17,900 MREIS
• 2017-09-14 Price Changed $19,900 MREIS
• 2017-08-15 Listed $23,900 MREIS
• 2017-07-21 Sold (MLS) $11,200 MREIS
• 2017-06-30 Pending — MREIS
• 2017-04-21 Delisted — MREIS
• 2017-03-29 Price Changed $26,496 MREIS
• 2017-03-04 Price Changed $33,120 MREIS
• 2017-02-02 Price Changed $36,800 MREIS
• 2016-12-31 Listed $40,000 MREIS
• 1997-07-23 Listed $64,900 MREIS

Property tax history

+7.7%/yr

Latest (2025): $2,540 · +12.7% YoY. Source: county tax records.