30 Harlow Hill Rd · Mexico, ME 04257

$96,000

3 bd · 1.5 ba · 1,600 sqft · Other · 181 Days on market

Built 1907 0.25 ac lot $60/sqft · 48% below area Est $184k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.3/10.0
• 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

You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

Key facts

• Metal roof
• Public sewer
• Federal style home

Tags

• FEDERAL STYLE HOME
• NEWER FURNACE
• METAL ROOF
• PUBLIC WATER
• PUBLIC SEWER
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $96k.

Deal economics

• At list price, monthly cash flow is $601 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 7.1% in Mexico — 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 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+, amenities F, employment D-.
• 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.
• Zoned schools: Rumford Elementary (math 62% / reading 67%, grade B, #279 of 294 statewide, top 95%, 261 students, 72% FRL); Mountain Valley Middle School (math 69% / reading 78%, grade A, #79 of 85 statewide, top 95%, 354 students, 76% FRL); Mountain Valley High School (math 74% / reading 84%, grade A-, #99 of 108 statewide, top 95%, 388 students, 71% FRL).
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $664 of loan paydown is wiped out by about $2k 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.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $33k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $96k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.72% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 4.8

CMA / ARV

• ARV (median comp): $183,564
• List price: $96,000
• Delta: -47.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 1.94×
• Total profit: $25,210
• Equity at exit: $16,938

10-year hold

• IRR: 29.3%
• Equity multiple: 3.74×
• Total profit: $73,562
• Equity at exit: $12,880

Cash invested: $26,880 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $601

Break-even live

Break-even rent $890

Max offer price $96,000

Occupancy floor 59%

Sensitivity live

Price	-10% $655	-5% $628	+0% $601	+5% $573	+10% $546
Rent	-10% $470	-5% $535	+0% $601	+5% $666	+10% $731
Rate	-1.0pp $649	-0.5pp $625	base $601	+0.5pp $576	+1.0pp $550

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	46d	1	0.70mi

Listing history 40 events

1. 2026-06-22
   days on market $96,000 Active 181 DOM
2. 2026-06-21
   days on market $96,000 Active 180 DOM
3. 2026-06-21
   days on market $96,000 Active 179 DOM
4. 2026-06-18
   days on market $96,000 Active 177 DOM
5. 2026-06-17
   days on market $96,000 Active 176 DOM
6. 2026-06-16
   days on market $96,000 Active 175 DOM
7. 2026-06-15
   days on market $96,000 Active 174 DOM
8. 2026-06-13
   days on market $96,000 Active 172 DOM
9. 2026-06-12
   days on market $96,000 Active 171 DOM
10. 2026-06-09
    days on market $96,000 Active 168 DOM
11. 2026-06-08
    days on market $96,000 Active 167 DOM
12. 2026-06-07
    days on market $96,000 Active 166 DOM
13. 2026-06-07
    days on market $96,000 Active 165 DOM
14. 2026-06-04
    days on market $96,000 Active 162 DOM
15. 2026-06-02
    days on market $96,000 Active 161 DOM
16. 2026-06-01
    days on market $96,000 Active 160 DOM
17. 2026-05-31
    days on market $96,000 Active 159 DOM
18. 2026-05-31
    days on market $96,000 Active 158 DOM
19. 2026-03-06
    price $96,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

20. 2026-03-04
    price $100,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

21. 2026-02-11
    price $110,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

22. 2026-02-05
    price $115,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

23. 2026-01-28
    price $120,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

24. 2026-01-21
    price $124,000 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

25. 2025-12-23
    listed $129,000 Active 932-char remark

    Show marketing remark (932 chars)

    You won't want to miss this beautiful early 1900's Federal style home! This 2 story home with 3 bedrooms and 1 1/2 baths is perfect for your family or to rent as an investment property. Yes, it is a handyman's special - but there isn't a whole lot left to do. Put up some trim and crown molding, update the kitchen and add your own finishing touches and you'll be good to go! Priced attractively to allow you to be able to put in a little sweat equity. There's lots to love - newer furnace (2020), metal roof, public water and sewer, plenty of parking, corner lot and a walk-out basement. The location is a recreation paradise. All you skiers and snowmobile enthusiasts, take notice! It is a short half-hour drive to Sunday River, a 10 minute drive to Black Mountain, 25 miles to Farmington and ATV and snowmobile trails are accessible nearby. Think big! This could be a first home, second home or incredible investment opportunity!

26. 2023-11-30
    price $99,000
27. 2023-06-13
    price $144,000
28. 2021-04-26
    soldstatus $44,000 Closed
29. 2021-03-25
    status Pending
30. 2021-03-09
    price $55,500
31. 2021-02-24
    price $56,900
32. 2021-02-23
    status Active
33. 2021-02-15
    status Pending
34. 2021-02-09
    price $57,500
35. 2021-02-05
    price $59,395
36. 2021-01-31
    price $59,900
37. 2021-01-23
    price $68,500
38. 2021-01-23
    price $66,000
39. 2021-01-21
    price $68,500
40. 2021-01-20
    listed $72,900 Active

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$5,377
• − Property taxes: −$1,914
• − Insurance: −$480
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,793
• Taxable income: $6,068
• Est. tax owed @ 24.0%: −$1,456
• After-tax cash flow: $5,751/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

+31.7% since first listed

22 events — show timeline

• 2026-03-06 Price Changed $96,000 MREIS
• 2026-03-04 Price Changed $100,000 MREIS
• 2026-02-11 Price Changed $110,000 MREIS
• 2026-02-05 Price Changed $115,000 MREIS
• 2026-01-28 Price Changed $120,000 MREIS
• 2026-01-21 Price Changed $124,000 MREIS
• 2025-12-23 Listed $129,000 MREIS
• 2023-11-30 Price Changed $99,000 MREIS
• 2023-06-13 Price Changed $144,000 MREIS
• 2021-04-26 Sold (MLS) $44,000 MREIS
• 2021-03-25 Pending — MREIS
• 2021-03-09 Price Changed $55,500 MREIS
• 2021-02-24 Price Changed $56,900 MREIS
• 2021-02-23 Relisted — MREIS
• 2021-02-15 Pending — MREIS
• 2021-02-09 Price Changed $57,500 MREIS
• 2021-02-05 Price Changed $59,395 MREIS
• 2021-01-31 Price Changed $59,900 MREIS
• 2021-01-23 Price Changed $68,500 MREIS
• 2021-01-23 Price Changed $66,000 MREIS
• 2021-01-21 Price Changed $68,500 MREIS
• 2021-01-20 Listed $72,900 MREIS

Property tax history

+0.3%/yr

Latest (2024): $1,914 · -0.7% YoY. Source: county tax records.