190 W Franklin Rd · Franklin, ME 04634

$165,000

3 bd · 1.0 ba · 1,200 sqft · Other · 278 Days on market

Built 1985 0.70 ac lot ↓ 8% since listing

---

Why this score? — see what drove the C- 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 +16.9/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• DSCR +5.3/10.0
• Appreciation +4.2/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's your chance to own two dwellings on one property situated on . 70 +/- acres. Main Home (190 W. Franklin Rd. ) - A 3-bedroom, 1-bath, 1,400 sq. ft. modified Oxford mobile home with spacious stick-built additions, an enclosed entryway, and an attached one-car garage with workshop space. Previously rented on a monthly basis, it offers strong income potential or comfortable owner-occupancy. Second Home (188 W. Franklin Rd. ) - A 2-bedroom, 1-bath, 900 sq. ft. cottage in need of full rehab or possible tear-down, providing an excellent opportunity for added rental income, in-law living, or a replacement build. This property is ideal for multi-generational living, investment, or owner-occupancy, with potential income once the cottage is restored. Bring your vision and make this property your own—schedule a private showing today!

Key facts

• Workshop space
• In-law living
• Enclosed entryway

Tags

• TWO DWELLINGS
• SPACIOUS STICK-BUILT ADDITIONS
• ENCLOSED ENTRYWAY
• ATTACHED ONE-CAR GARAGE
• WORKSHOP SPACE
• IN-LAW LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (11.7% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• RSU 24 (rural): math 83% / reading 86% proficiency, ranked #59 of 112 in ME (top 53%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 44 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.6%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 278 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.79×
• Total profit: $-9,783
• Equity at exit: $35,320

10-year hold

• IRR: 2.3%
• Equity multiple: 1.20×
• Total profit: $9,420
• Equity at exit: $33,370

Cash invested: $46,200 (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 04634

• Home prices YoY: -0.8%
• Active inventory: 44
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$109 /mo · $1,306/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $109

Break-even live

Break-even rent $1,320

Max offer price $165,000

Occupancy floor 88%

Sensitivity live

Price	-10% $202	-5% $155	+0% $109	+5% $62	+10% $15
Rent	-10% $-7	-5% $51	+0% $109	+5% $166	+10% $224
Rate	-1.0pp $192	-0.5pp $151	base $109	+0.5pp $66	+1.0pp $22

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-31
   days on market $165,000 Active 278 DOM
2. 2026-05-31
   days on market $165,000 Active 277 DOM
3. 2026-01-26
   price $165,000 846-char remark

   Show marketing remark (846 chars)

   Here's your chance to own two dwellings on one property situated on . 70 +/- acres. Main Home (190 W. Franklin Rd. ) - A 3-bedroom, 1-bath, 1,400 sq. ft. modified Oxford mobile home with spacious stick-built additions, an enclosed entryway, and an attached one-car garage with workshop space. Previously rented on a monthly basis, it offers strong income potential or comfortable owner-occupancy. Second Home (188 W. Franklin Rd. ) - A 2-bedroom, 1-bath, 900 sq. ft. cottage in need of full rehab or possible tear-down, providing an excellent opportunity for added rental income, in-law living, or a replacement build. This property is ideal for multi-generational living, investment, or owner-occupancy, with potential income once the cottage is restored. Bring your vision and make this property your own—schedule a private showing today!

4. 2025-08-26
   listed $180,000 Active 846-char remark

   Show marketing remark (846 chars)

   Here's your chance to own two dwellings on one property situated on . 70 +/- acres. Main Home (190 W. Franklin Rd. ) - A 3-bedroom, 1-bath, 1,400 sq. ft. modified Oxford mobile home with spacious stick-built additions, an enclosed entryway, and an attached one-car garage with workshop space. Previously rented on a monthly basis, it offers strong income potential or comfortable owner-occupancy. Second Home (188 W. Franklin Rd. ) - A 2-bedroom, 1-bath, 900 sq. ft. cottage in need of full rehab or possible tear-down, providing an excellent opportunity for added rental income, in-law living, or a replacement build. This property is ideal for multi-generational living, investment, or owner-occupancy, with potential income once the cottage is restored. Bring your vision and make this property your own—schedule a private showing 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: $1,306 · $109/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$469/yr (+$39/mo · 35.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,491
• − Mortgage interest: −$9,243
• − Property taxes: −$1,306
• − Insurance: −$825
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,800
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $1,659/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 24
• NCES district ID: 2314790
• Math proficiency: 83% ▲ 60.00%
• Reading proficiency: 86% ▲ 34.00%
• Median HH income: $44,304
• Composite: 70.84/100
• National rank: #249
• State rank: #59 of 112 in ME

Livability — Franklin

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

Census & demographics

• Population (ZIP): 2,218

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Lithuanian 5% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.57%
• Current HPI: 202.765
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-8.3% since first listed

2 events — show timeline

• 2026-01-26 Price Changed $165,000 MREIS
• 2025-08-26 Listed $180,000 MREIS

Property tax history

+3.4%/yr

Latest (2025): $1,306 · +11.4% YoY. Source: county tax records.