114 Brickyard Rd · Farmington, ME 04938

$130,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 263 Days on market

Built 1967 Fair condition 0.31 ac lot $135/sqft · 32% below area Est $192k · 32% under

---

Why this score? — see what drove the B 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 +21.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• Schools +6.7/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

3 bedroom ranch on . 31 acres. This solid home has had the major updates of the roof, siding & windows, replaced. The partially finished basement has a family room with a fireplace, a bonus room and a large utility area. All 3 bedrooms and the living room have hardwood flooring. Close to downtown Farmington, this property could be your rental or a small and simple choice for affordable first floor living! $1,320 taxes. Town sewer & water. This is an estate sale being sold as is. The tub and shower surround need replacing. See 114 Brickyard Road, Farmington TODAY!

Key facts

• 0.31 acre lot
• Parking
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 5.3% in Farmington — 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 80/100 on livability (#18 in ME, #1,653 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, crime A-; Watch: employment D-.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mt Blue Middle School (math 78% / reading 79%, grade A+, #69 of 85 statewide, top 82%, 488 students, 50% FRL); Mt Blue High School (math 87% / reading 95%, grade A+, #42 of 108 statewide, top 38%, 733 students, 45% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: 137 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Franklin 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 263 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $80k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 263 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $191,798
• List price: $130,000
• Delta: -29.61%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175-179 Maple Ave	0.81mi	3/1.0	924 (-4%)	6mo	$189,000	$205	54
150 Galilee Rd	1.16mi	3/1.0	924 (-4%)	6mo	$104,200	$113	54
136 Galilee Rd	1.16mi	2/2.0 (-1)	933 (-3%)	8mo	$94,000	$101	44
103 Galilee Rd	1.29mi	2/2.0 (-1)	1,008 (+5%)	7mo	$129,000	$128	42
117 Franklin Ave	0.65mi	2/2.0 (-1)	1,000 (+4%)	15mo	$199,999	$200	42
115 Dutch Dr	1.17mi	2/2.0 (-1)	1,008 (+5%)	16mo	$85,000	$84	34
103 Mt. View Rd	0.82mi	2/1.0 (-1)	864 (-10%)	12mo	$225,000	$260	34
213 Titcomb Hill Rd Unit A6	1.31mi	2/1.0 (-1)	1,040 (+8%)	19mo	$235,000	$226	30
185 Middle St	1.10mi	2/1.0 (-1)	843 (-12%)	14mo	$205,000	$243	28
116 Dutch Dr	1.14mi	3/1.5	1,094 (+14%)	14mo	$65,000	$59	28
123 Dutch Dr	1.15mi	2/2.0 (-1)	800 (-17%)	6mo	$92,000	$115	26
105 Highland Ave	1.22mi	2/1.0 (-1)	1,190 (+24%)	22mo	$227,000	$191	17

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: 28.8%
• Equity multiple: 3.27×
• Total profit: $82,782
• Equity at exit: $117,114

10-year hold

• IRR: 25.0%
• Equity multiple: 7.44×
• Total profit: $234,423
• Equity at exit: $252,561

Cash invested: $36,400 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 04938

• Home prices YoY: 6.4%
• Active inventory: 137
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $188

Break-even live

Break-even rent $1,142

Max offer price $130,000

Occupancy floor 81%

Sensitivity live

Price	-10% $261	-5% $225	+0% $188	+5% $151	+10% $114
Rent	-10% $79	-5% $133	+0% $188	+5% $242	+10% $297
Rate	-1.0pp $253	-0.5pp $221	base $188	+0.5pp $154	+1.0pp $120

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: $32,500
• Closing costs: $3,900
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-09-23
   days on market $130,000 Active 263 DOM
2. 2026-09-20
   days on market $130,000 Active 260 DOM
3. 2026-09-19
   days on market $130,000 Active 258 DOM
4. 2026-09-17
   days on market $130,000 Active 257 DOM
5. 2026-09-17
   days on market $130,000 Active 256 DOM
6. 2026-09-16
   days on market $130,000 Active 255 DOM
7. 2026-09-14
   days on market $130,000 Active 254 DOM
8. 2026-09-13
   days on market $130,000 Active 253 DOM
9. 2026-09-12
   days on market $130,000 Active 252 DOM
10. 2026-09-11
    pricedays on market $130,000 Active 251 DOM
11. 2026-09-05
    days on market $135,000 Active 245 DOM
12. 2026-09-04
    days on market $135,000 Active 244 DOM
13. 2026-09-03
    status $135,000 Active 243 DOM
14. 2026-02-19
    status Pending
15. 2026-01-07
    price $135,000
16. 2025-12-09
    price $145,000
17. 2025-11-19
    price $155,000
18. 2025-11-02
    price $149,000
19. 2025-11-02
    price $156,000
20. 2025-10-29
    price $155,000
21. 2025-10-22
    price $159,900
22. 2025-10-20
    price $169,000
23. 2025-10-07
    price $165,000
24. 2025-09-30
    price $169,000
25. 2025-09-25
    price $175,000
26. 2025-09-15
    price $179,000
27. 2025-08-17
    price $185,000
28. 2025-07-27
    price $188,000
29. 2025-07-11
    price $190,000
30. 2025-07-03
    price $200,000
31. 2025-06-21
    listed $210,000 Active
32. 2021-04-19
    soldstatus $100,000 Closed 583-char remark

    Show marketing remark (583 chars)

    3 bedroom ranch on . 31 acres. This solid home has had the major updates of the roof, siding & windows, replaced. The partially finished basement has a family room with a fireplace, a bonus room and a large utility area. All 3 bedrooms and the living room have hardwood flooring. Close to downtown Farmington, this property could be your rental or a small and simple choice for affordable first floor living! $1,320 taxes. Town sewer & water. This is an estate sale being sold as is. The tub and shower surround need replacing. See 114 Brickyard Road, Farmington TODAY!

33. 2021-03-29
    status Pending 583-char remark

    Show marketing remark (583 chars)

    3 bedroom ranch on . 31 acres. This solid home has had the major updates of the roof, siding & windows, replaced. The partially finished basement has a family room with a fireplace, a bonus room and a large utility area. All 3 bedrooms and the living room have hardwood flooring. Close to downtown Farmington, this property could be your rental or a small and simple choice for affordable first floor living! $1,320 taxes. Town sewer & water. This is an estate sale being sold as is. The tub and shower surround need replacing. See 114 Brickyard Road, Farmington TODAY!

34. 2021-03-23
    listed $99,900 Active 583-char remark

    Show marketing remark (583 chars)

    3 bedroom ranch on . 31 acres. This solid home has had the major updates of the roof, siding & windows, replaced. The partially finished basement has a family room with a fireplace, a bonus room and a large utility area. All 3 bedrooms and the living room have hardwood flooring. Close to downtown Farmington, this property could be your rental or a small and simple choice for affordable first floor living! $1,320 taxes. Town sewer & water. This is an estate sale being sold as is. The tub and shower surround need replacing. See 114 Brickyard Road, Farmington TODAY!

ⓘ 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: $1,999 · $167/mo
• Projected year-2 tax: $1,999 · $167/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,560
• − Mortgage interest: −$7,282
• − Property taxes: −$1,999
• − Insurance: −$650
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$3,782
• Taxable income: $198
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,205/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $24,000–$43,200 screening

The home requires significant repairs and maintenance, including a major roof repair, painting the exterior siding, replacing windows, and servicing the HVAC and mechanical systems. These updates will significantly increase its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and wear visible.
• Moderate windows — The windows appear to be in fair condition, with some discoloration and wear visible.
• Moderate HVAC/mechanicals — The HVAC and mechanical systems appear to be in fair condition, with some wear and tear visible.

Value-add opportunities

• Resale repair roof — A repaired roof will significantly increase the home's resale value by addressing a major issue. ↑
• Rental paint exterior siding — Painting the exterior siding will improve curb appeal and attract renters. ↑
• Resale replace windows — Replacing old windows will improve energy efficiency and increase the home's resale value. ↑
• Both service HVAC/mechanicals — Servicing the HVAC and mechanical systems will improve comfort and energy efficiency, benefiting both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Schools (NCES district)

• District: RSU 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

A Composite livability gradescore 80/100

Livability — Farmington

• Score: 80/100
• State rank: #18
• US rank: #1653

Category grades

Amenities A- Commute B+ Cost of living A+ Crime A- Employment D- Housing B+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmington, ME
• County: Franklin · 28,948 people
• Population (ZIP): 10,368
• Household income: $54,281
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 13% of renters

---

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Italian 3% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

---

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.53%
• Current HPI: 325.7666
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+35.1% since first listed

21 events — show timeline

• 2026-02-19 Pending — MREIS
• 2026-01-07 Price Changed $135,000 MREIS
• 2025-12-09 Price Changed $145,000 MREIS
• 2025-11-19 Price Changed $155,000 MREIS
• 2025-11-02 Price Changed $149,000 MREIS
• 2025-11-02 Price Changed $156,000 MREIS
• 2025-10-29 Price Changed $155,000 MREIS
• 2025-10-22 Price Changed $159,900 MREIS
• 2025-10-20 Price Changed $169,000 MREIS
• 2025-10-07 Price Changed $165,000 MREIS
• 2025-09-30 Price Changed $169,000 MREIS
• 2025-09-25 Price Changed $175,000 MREIS
• 2025-09-15 Price Changed $179,000 MREIS
• 2025-08-17 Price Changed $185,000 MREIS
• 2025-07-27 Price Changed $188,000 MREIS
• 2025-07-11 Price Changed $190,000 MREIS
• 2025-07-03 Price Changed $200,000 MREIS
• 2025-06-21 Listed $210,000 MREIS
• 2021-04-19 Sold (MLS) $100,000 MREIS
• 2021-03-29 Pending — MREIS
• 2021-03-23 Listed $99,900 MREIS

Property tax history

+5.5%/yr

Latest (2025): $1,999 · +40.4% YoY. Source: county tax records.