131 Mercer Rd · Rome, ME 04963

$85,500

3 bd · 2.0 ba · 924 sqft · Manufactured · 13 Days on market

Built 1993 Fair condition 1.00 ac lot

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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 +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Built in 1993, this well-maintained 924 sq. ft. mobile home offers the perfect blend of privacy and convenience. Situated on a quiet 1-acre lot, this property is tucked away on a secluded parcel yet located on a public road. The private, peaceful surroundings make this the perfect escape from the hustle and bustle of daily life.

Key facts

• Private surroundings
• 1 acre lot
• Quiet location

Tags

• 1 ACRE LOT
• QUIET LOCATION
• PRIVATE SURROUNDINGS
• SECLUDED PARCEL

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel parking with 5–10 spaces
• Utilities: Private well water; Private sewer / septic tank; Electric water heater; Circuit breaker electrical; Utilities are on
• Home design: Mobile home (single wide); Shultz make; 1993 construction; Pitched shingle roof; Slab foundation; Entry on first floor; Facing information not provided
• Construction: Vinyl siding; Mobile construction
• Exterior features: Deck; Near turnpike/interstate; Rural setting; Level lot; Wooded

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: Primary bedroom (first floor); Bedroom 2 (first floor); Bedroom 3 (first floor)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: One-floor living; First-floor bedroom; First-floor primary bedroom with full bath; Shower
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• RSU 18 (rural): math 88% / reading 89% proficiency, ranked #36 of 112 in ME (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 72 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($591 loan paydown + $9k appreciation (10.0% local appreciation)).
• Kennebec County population projected at -17% 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $85,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• GRM: 4.6

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: 48.2%
• Equity multiple: 4.61×
• Total profit: $86,500
• Equity at exit: $77,025

10-year hold

• IRR: 42.0%
• Equity multiple: 10.33×
• Total profit: $223,388
• Equity at exit: $166,108

Cash invested: $23,940 (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 04963

• Home prices YoY: 25.1%
• Active inventory: 72
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$448
• Tax est. 1.5%: −$107 /mo · $1,282/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $627

Break-even live

Break-even rent $748

Max offer price $85,500

Occupancy floor 54%

Sensitivity live

Price	-10% $686	-5% $656	+0% $627	+5% $597	+10% $568
Rent	-10% $505	-5% $566	+0% $627	+5% $688	+10% $748
Rate	-1.0pp $670	-0.5pp $648	base $627	+0.5pp $604	+1.0pp $582

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $85,500 Active 13 DOM
2. 2026-06-19
   days on market $85,500 Active 11 DOM
3. 2026-06-18
   days on market $85,500 Active 10 DOM
4. 2026-06-17
   days on market $85,500 Active 9 DOM
5. 2026-06-16
   days on market $85,500 Active 8 DOM
6. 2026-06-15
   days on market $85,500 Active 7 DOM
7. 2026-06-14
   days on market $85,500 Active 5 DOM
8. 2026-06-12
   days on market $85,500 Active 4 DOM
9. 2026-06-09
   remarks 331-char remark
10. 2026-06-09
    listed $85,500 Active 1 DOM

ⓘ 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: $18,494
• − Mortgage interest: −$4,789
• − Property taxes: −$1,282
• − Insurance: −$428
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$2,487
• Taxable income: $6,548
• Est. tax owed @ 24.0%: −$1,572
• After-tax cash flow: $5,948/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates to improve its condition and value. The exterior and interior need fresh paint, new carpet, and updated appliances to attract buyers and renters.

Repairs flagged

• Major Siding — Significant wear and tear
• Major Foundation — Debris around foundation suggests potential water damage
• Major Flooring — Worn carpet, visible wear
• Major Interior walls — Worn wallpaper, peeling paint
• Major Kitchen appliances — Old appliances, dated cabinetry
• Major Bathroom fixtures — Worn fixtures, dated decor

Value-add opportunities

• Resale Paint exterior — Fresh paint can significantly improve curb appeal
• Resale Replace carpet — New carpet can enhance the home's appearance and comfort
• Both Replace kitchen appliances — Modern appliances can improve functionality and attract more buyers
• Both Replace bathroom fixtures — Up-to-date fixtures can improve functionality and attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Significant wear and tear	Major	$15,000–50,000
Foundation · Debris around foundation suggests potential water damage	Major	$15,000–50,000
Flooring · Worn carpet, visible wear	Major	$15,000–50,000
Interior walls · Worn wallpaper, peeling paint	Major	$15,000–50,000
Kitchen appliances · Old appliances, dated cabinetry	Major	$15,000–50,000
Bathroom fixtures · Worn fixtures, dated decor	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale Paint exterior — Fresh paint can significantly improve curb appeal ↑
• Resale Replace carpet — New carpet can enhance the home's appearance and comfort ↑
• Both Replace kitchen appliances — Modern appliances can improve functionality and attract more buyers ↑
• Both Replace bathroom fixtures — Up-to-date fixtures can improve functionality and attract more renters ↑

ⓘ 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 18
• NCES district ID: 2314779
• Math proficiency: 88% ▲ 53.00%
• Reading proficiency: 89% ▲ 32.00%
• Median HH income: $55,125
• Composite: 75.2/100
• National rank: #139
• State rank: #36 of 112 in ME

Livability — Rome

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 7,375

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Asian 1%
• Common ancestry: Lithuanian 14% Slovak 4% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 76.94%
• Current HPI: 383.7687
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-08 Listed $85,500 MREIS