114 Brickyard Rd · Farmington, ME 04938

$135,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 243 Days on market

Built 1967 0.31 ac lot

---

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 +29.5/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

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 $135k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 4.6% 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: schools D, 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.
• Market conditions: 92 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 243 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $75k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 243 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 1967 — 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: 1.33% ✓
• Cap rate: 10.59%
• Cash-on-cash: 15.33%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $302,400
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Franklin Ave	0.65mi	2/2.0 (-1)	1,000 (+4%)	12mo	$199,999	$200	44
135 Franklin Ave	0.71mi	2/1.0 (-1)	1,048 (+9%)	24mo	$330,000	$315	27

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: 35.6%
• Equity multiple: 3.76×
• Total profit: $104,311
• Equity at exit: $121,619

10-year hold

• IRR: 30.7%
• Equity multiple: 8.49×
• Total profit: $283,040
• Equity at exit: $262,275

Cash invested: $37,800 (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 04938

• Home prices YoY: 6.4%
• Active inventory: 92
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,790 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$167 /mo · $1,999/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $483

Break-even live

Break-even rent $1,178

Max offer price $135,000

Occupancy floor 68%

Sensitivity live

Price	-10% $559	-5% $521	+0% $483	+5% $445	+10% $407
Rent	-10% $342	-5% $412	+0% $483	+5% $554	+10% $624
Rate	-1.0pp $551	-0.5pp $517	base $483	+0.5pp $448	+1.0pp $412

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-02-19
   status Pending
2. 2026-01-07
   price $135,000
3. 2025-12-09
   price $145,000
4. 2025-11-19
   price $155,000
5. 2025-11-02
   price $149,000
6. 2025-11-02
   price $156,000
7. 2025-10-29
   price $155,000
8. 2025-10-22
   price $159,900
9. 2025-10-20
   price $169,000
10. 2025-10-07
    price $165,000
11. 2025-09-30
    price $169,000
12. 2025-09-25
    price $175,000
13. 2025-09-15
    price $179,000
14. 2025-08-17
    price $185,000
15. 2025-07-27
    price $188,000
16. 2025-07-11
    price $190,000
17. 2025-07-03
    price $200,000
18. 2025-06-21
    listed $210,000 Active
19. 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!

20. 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!

21. 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: $21,475
• − Mortgage interest: −$7,562
• − Property taxes: −$1,999
• − Insurance: −$675
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − Depreciation: −$3,927
• Taxable income: $3,875
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $4,866/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 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

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
• Population (ZIP): 10,368

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.