131 Mercer Rd

Rome, ME 04963

$85,500A-

3 bd · 2.0 ba · 924 sqft · Built 1993 · Manufactured · Active · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,541/mo
• Mortgage (P&I): −$448
• Tax + insurance: −$142
• HOA: −$0
• Vac / Maint / Mgmt: −$324
• Net cashflow: $627/mo
• Annual: $7,520/yr
• Cap rate: 15.09%
• Cash-on-cash: 31.41%
• DSCR: 2.40
• 1% rule: 1.80%
• Cash to close: $23,940

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $86k. Condition is rated fair.
• 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).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $9k of equity ($591 loan paydown + $9k appreciation (10.0% local appreciation)).
• 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.
• Zoned schools: Belgrade Central School (math 87% / reading 82%, grade A+, #106 of 294 statewide, top 50%, 239 students, 33% FRL); Messalonskee Middle School (math 86% / reading 88%, grade A+, #28 of 85 statewide, top 37%, 452 students, 32% FRL); Messalonskee High School (math 92% / reading 92%, grade A+, #27 of 108 statewide, top 36%, 725 students, 25% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 72 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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