14 Butterfield Rd · Sumner, ME 04292

$149,900

3 bd · 1.0 ba · 858 sqft · Other public records · 182 Days on market

Built 1930 6,969 sqft lot $175/sqft · 10% below area Est $248k · 40% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +4.1/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

'All That Is Gold Does Not Glitter'. .. Come check out this fisherman's paradise in the quaint little town of Sumner. Cast a line right from your back deck while enjoying the peace and quiet of small town living, and still having easy access to the Lewiston/Auburn area. Aesthetically, the outside of the house awaits your personal vision. The interior is simple but in nice shape. The highlight is a two story back porch overlooking the East Branch of the Nezinscot River, known for its excellent trout fishing. Enjoy your coffee in the morning and grilling in the evening as you take in the beautiful vista. Waterfront living at a price that doesn't break the bank - you don't see such opportunities every day.

Key facts

• Waterfront living
• Back deck
• Two story back porch

Tags

• BACK DECK
• TWO STORY BACK PORCH
• WATERFRONT LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.3% below list).
• Recommended offer: $125k (16.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 10 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,479 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.84% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $248,500
• List price: $149,900
• Delta: -39.68%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.76×
• Total profit: $74,053
• Equity at exit: $135,042

10-year hold

• IRR: 19.7%
• Equity multiple: 6.34×
• Total profit: $224,221
• Equity at exit: $291,223

Cash invested: $41,972 (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 04292

• Home prices YoY: 7.4%
• Active inventory: 10
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$62
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-120

Break-even live

Break-even rent $1,407

Max offer price $128,677

Occupancy floor —

Sensitivity live

Price	-10% $-35	-5% $-78	+0% $-120	+5% $-163	+10% $-205
Rent	-10% $-219	-5% $-170	+0% $-120	+5% $-71	+10% $-21
Rate	-1.0pp $-45	-0.5pp $-82	base $-120	+0.5pp $-159	+1.0pp $-199

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $149,900 Active 182 DOM
2. 2026-06-17
   days on market $149,900 Active 181 DOM
3. 2026-06-16
   days on market $149,900 Active 180 DOM
4. 2026-06-15
   days on market $149,900 Active 179 DOM
5. 2026-06-13
   days on market $149,900 Active 177 DOM
6. 2026-06-12
   days on market $149,900 Active 176 DOM
7. 2026-06-09
   days on market $149,900 Active 173 DOM
8. 2026-06-08
   days on market $149,900 Active 172 DOM
9. 2026-06-07
   days on market $149,900 Active 171 DOM
10. 2026-06-07
    days on market $149,900 Active 170 DOM
11. 2026-06-04
    days on market $149,900 Active 167 DOM
12. 2026-06-02
    days on market $149,900 Active 166 DOM
13. 2026-06-01
    days on market $149,900 Active 165 DOM
14. 2026-05-31
    days on market $149,900 Active 164 DOM
15. 2026-05-31
    days on market $149,900 Active 163 DOM
16. 2026-01-08
    status Active 713-char remark

    Show marketing remark (713 chars)

    'All That Is Gold Does Not Glitter'. .. Come check out this fisherman's paradise in the quaint little town of Sumner. Cast a line right from your back deck while enjoying the peace and quiet of small town living, and still having easy access to the Lewiston/Auburn area. Aesthetically, the outside of the house awaits your personal vision. The interior is simple but in nice shape. The highlight is a two story back porch overlooking the East Branch of the Nezinscot River, known for its excellent trout fishing. Enjoy your coffee in the morning and grilling in the evening as you take in the beautiful vista. Waterfront living at a price that doesn't break the bank - you don't see such opportunities every day.

17. 2026-01-07
    historical Active Under Contract 713-char remark

    Show marketing remark (713 chars)

    'All That Is Gold Does Not Glitter'. .. Come check out this fisherman's paradise in the quaint little town of Sumner. Cast a line right from your back deck while enjoying the peace and quiet of small town living, and still having easy access to the Lewiston/Auburn area. Aesthetically, the outside of the house awaits your personal vision. The interior is simple but in nice shape. The highlight is a two story back porch overlooking the East Branch of the Nezinscot River, known for its excellent trout fishing. Enjoy your coffee in the morning and grilling in the evening as you take in the beautiful vista. Waterfront living at a price that doesn't break the bank - you don't see such opportunities every day.

18. 2025-12-19
    listed $149,900 Active 713-char remark

    Show marketing remark (713 chars)

    'All That Is Gold Does Not Glitter'. .. Come check out this fisherman's paradise in the quaint little town of Sumner. Cast a line right from your back deck while enjoying the peace and quiet of small town living, and still having easy access to the Lewiston/Auburn area. Aesthetically, the outside of the house awaits your personal vision. The interior is simple but in nice shape. The highlight is a two story back porch overlooking the East Branch of the Nezinscot River, known for its excellent trout fishing. Enjoy your coffee in the morning and grilling in the evening as you take in the beautiful vista. Waterfront living at a price that doesn't break the bank - you don't see such opportunities every day.

19. 2021-04-30
    soldstatus $79,900 Closed
20. 2021-02-15
    status Pending
21. 2021-02-15
    listed $79,900 Active
22. 2020-02-18
    soldstatus $15,000 Closed
23. 2020-02-10
    status Pending
24. 2020-02-02
    price $25,000
25. 2019-12-28
    price $39,900
26. 2019-11-13
    listed $44,900 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: $1,652 · $138/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$193/yr (+$16/mo · 11.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,057
• − Mortgage interest: −$8,397
• − Property taxes: −$1,652
• − Insurance: −$2,252
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$4,361
• Taxable loss: −$4,013
• Est. tax savings @ 24.0%: +$963
• After-tax cash flow: $-479/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 — Sumner

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

Census & demographics

• Population (ZIP): 996

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 10% Slovak 7% Italian 5%
• Foreign-born: 0%

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: ▲ 14.49%
• Current HPI: 209.5804
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.9% since first listed

11 events — show timeline

• 2026-01-08 Relisted — MREIS
• 2026-01-07 Contingent — MREIS
• 2025-12-19 Listed $149,900 MREIS
• 2021-04-30 Sold (MLS) $79,900 MREIS
• 2021-02-15 Pending — MREIS
• 2021-02-15 Listed $79,900 MREIS
• 2020-02-18 Sold (MLS) $15,000 MREIS
• 2020-02-10 Pending — MREIS
• 2020-02-02 Price Changed $25,000 MREIS
• 2019-12-28 Price Changed $39,900 MREIS
• 2019-11-13 Listed $44,900 MREIS

Property tax history

+5.3%/yr

Latest (2025): $1,652 · +20.0% YoY. Source: county tax records.