55 Roxbury Rd · Mexico, ME 04257

$170,000

6 bd · 3.0 ba · 2,250 sqft · Other · 211 Days on market

Built 1902 0.33 ac lot $76/sqft · at area comps Est $176k · at est.

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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).

• Cash flow +18.5/30.0
• ARV discount +9.0/15.0
• Schools +6.3/10.0
• DSCR +5.8/10.0
• 1% rule +4.6/10.0
• 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

WOW! over $14,000 PRICE IMPROVEMENT! Turnkey 3 family with solid rental history! This 3 family has 2, 2 bedroom and 1, 3 bedroom unit! The house sits on a large lot and is right on the way to Rangeley! The home has a newer propane boiler. Long term tenants on 1st and 2nd floor. Add this to your portfolio today! 3rd floor can be delivered vacant for an owner occupant as current tenant is TAW!

Key facts

• Large lot
• Newer propane boiler
• 0.33 acre lot

Tags

• LARGE LOT
• NEWER PROPANE BOILER

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/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 $164k (3.6% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.

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+, schools D-, amenities F.
• 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: 34 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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 1902 — 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: 0.96% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (median comp): $175,886
• List price: $170,000
• Delta: -3.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.73×
• Total profit: $-12,785
• Equity at exit: $29,995

10-year hold

• IRR: 1.6%
• Equity multiple: 1.13×
• Total profit: $6,063
• Equity at exit: $22,808

Cash invested: $47,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $163

Break-even live

Break-even rent $1,432

Max offer price $170,000

Occupancy floor 85%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $170,000 Active 211 DOM
2. 2026-06-17
   days on market $170,000 Active 210 DOM
3. 2026-06-16
   days on market $170,000 Active 209 DOM
4. 2026-06-15
   days on market $170,000 Active 208 DOM
5. 2026-06-13
   days on market $170,000 Active 206 DOM
6. 2026-06-12
   days on market $170,000 Active 205 DOM
7. 2026-06-09
   days on market $170,000 Active 202 DOM
8. 2026-06-08
   days on market $170,000 Active 201 DOM
9. 2026-06-07
   days on market $170,000 Active 200 DOM
10. 2026-06-07
    days on market $170,000 Active 199 DOM
11. 2026-06-04
    days on market $170,000 Active 196 DOM
12. 2026-06-02
    days on market $170,000 Active 195 DOM
13. 2026-06-01
    days on market $170,000 Active 194 DOM
14. 2026-05-31
    days on market $170,000 Active 193 DOM
15. 2026-05-31
    days on market $170,000 Active 192 DOM
16. 2026-05-18
    price $170,000 395-char remark

    Show marketing remark (395 chars)

    WOW! over $14,000 PRICE IMPROVEMENT! Turnkey 3 family with solid rental history! This 3 family has 2, 2 bedroom and 1, 3 bedroom unit! The house sits on a large lot and is right on the way to Rangeley! The home has a newer propane boiler. Long term tenants on 1st and 2nd floor. Add this to your portfolio today! 3rd floor can be delivered vacant for an owner occupant as current tenant is TAW!

17. 2026-04-08
    price $184,900 395-char remark

    Show marketing remark (395 chars)

    WOW! over $14,000 PRICE IMPROVEMENT! Turnkey 3 family with solid rental history! This 3 family has 2, 2 bedroom and 1, 3 bedroom unit! The house sits on a large lot and is right on the way to Rangeley! The home has a newer propane boiler. Long term tenants on 1st and 2nd floor. Add this to your portfolio today! 3rd floor can be delivered vacant for an owner occupant as current tenant is TAW!

18. 2026-02-12
    price $194,900 395-char remark

    Show marketing remark (395 chars)

    WOW! over $14,000 PRICE IMPROVEMENT! Turnkey 3 family with solid rental history! This 3 family has 2, 2 bedroom and 1, 3 bedroom unit! The house sits on a large lot and is right on the way to Rangeley! The home has a newer propane boiler. Long term tenants on 1st and 2nd floor. Add this to your portfolio today! 3rd floor can be delivered vacant for an owner occupant as current tenant is TAW!

19. 2025-11-19
    listed $199,000 Active 395-char remark

    Show marketing remark (395 chars)

    WOW! over $14,000 PRICE IMPROVEMENT! Turnkey 3 family with solid rental history! This 3 family has 2, 2 bedroom and 1, 3 bedroom unit! The house sits on a large lot and is right on the way to Rangeley! The home has a newer propane boiler. Long term tenants on 1st and 2nd floor. Add this to your portfolio today! 3rd floor can be delivered vacant for an owner occupant as current tenant is TAW!

20. 2025-07-23
    price $200,000
21. 2025-05-13
    price $215,000
22. 2022-02-07
    soldstatus $128,000 Closed
23. 2021-12-13
    status Pending
24. 2021-10-12
    listed $138,000 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: $2,024 · $169/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: +$144/yr (+$12/mo · 7.1%)

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

Taxation est. · year 1

• Rental income: $19,659
• − Mortgage interest: −$9,523
• − Property taxes: −$2,024
• − Insurance: −$850
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$4,945
• Taxable loss: −$828
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,158/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

+23.2% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $170,000 MREIS
• 2026-04-08 Price Changed $184,900 MREIS
• 2026-02-12 Price Changed $194,900 MREIS
• 2025-11-19 Listed $199,000 MREIS
• 2025-07-23 Price Changed $200,000 MREIS
• 2025-05-13 Price Changed $215,000 MREIS
• 2022-02-07 Sold (MLS) $128,000 MREIS
• 2021-12-13 Pending — MREIS
• 2021-10-12 Listed $138,000 MREIS

Property tax history

+1.2%/yr

Latest (2024): $2,024 · -0.7% YoY. Source: county tax records.