1 S Backfield Rd · Mexico, ME 04276

$170,500

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 4 Days on market

Built 1925 0.36 ac lot $126/sqft · 33% above area Est $160k · 7% over

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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 +14.4/30.0
• Appreciation +10.0/10.0
• Schools +6.3/10.0
• DSCR +4.4/10.0
• ARV discount +4.4/15.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 1925, this well-maintained family homestead has been lovingly cared for over the years and is now available for new owners. A great neighborhood setting close to town makes it easy to access all the amenities. The large kitchen with an eat-in area is the perfect spot for family gatherings where everyone is engaged in conversation and tasty food. Now let's take the conversation out to the private back yard for more family entertainment! With two glassed in porches - one at the back entrance that is heated and one on the front- there's more room for visiting, quiet time, and a cup of coffee or tea. And that's not all - comfortable living room, den and formal dining room complete the

Key facts

• Formal dining room
• 24x8 storage shed
• Private back yard

Tags

• LARGE KITCHEN WITH EAT-IN AREA
• PRIVATE BACK YARD
• GLASSED IN PORCHES
• FORMAL DINING ROOM
• SITTING AREA AT TOP OF STAIRS
• 24X8 STORAGE SHED

Property features AI

Exterior

• Parking: Detached 2-car garage with auto door opener and storage above; On-site paved parking (1–4 spaces)
• Utilities: Public water; Public sewer; Circuit breaker electric; Water heater tied to heating system; Utilities currently on
• Home design: Single family residence; Built in 1925
• Construction: Wood frame construction; Composition and metal/shingle roof
• Exterior features: Glassed-in porch; Screened porch; Shed(s); Corner lot; Interior lot; Near town; Level lot; Paved road

Interior

• Kitchen: Eat-in kitchen; Electric range; Refrigerator
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Hardwood; Linoleum
• Bathrooms: 1 full bath
• Heating & cooling: Steam heating with radiators
• Interior features: Shower; Storage; Unfurnished; 8 total rooms
• Laundry & utility: Washer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $35 ($422/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 $150k (12.0% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for 1% rule.

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: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000 (12.0% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (median comp): $159,667
• List price: $170,500
• Delta: 6.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Smithville Rd	0.03mi	3/1.0	1,350 (-0%)	17mo	$165,000	$122	82
45 Richards Ave	0.31mi	3/1.0	1,364 (+1%)	4mo	$157,000	$115	78
11 S Backfield Rd	0.08mi	4/1.0 (+1)	1,320 (-2%)	24mo	$40,000	$30	65
173 Route 108	0.28mi	3/1.0	1,152 (-15%)	6mo	$75,000	$65	55
217 Route 108 Rd	0.64mi	4/1.0 (+1)	1,232 (-9%)	7mo	$50,000	$41	42
396 Main St	0.66mi	3/2.0	1,536 (+14%)	22mo	$150,000	$98	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: 24.9%
• Equity multiple: 2.99×
• Total profit: $95,104
• Equity at exit: $153,600

10-year hold

• IRR: 22.0%
• Equity multiple: 6.83×
• Total profit: $278,314
• Equity at exit: $331,244

Cash invested: $47,740 (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 04276

• Home prices YoY: 4.4%
• Active inventory: 82
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$894
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $35

Break-even live

Break-even rent $1,455

Max offer price $170,500

Occupancy floor 93%

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: $42,625
• Closing costs: $5,115
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	43d	1	1.42mi

Listing history 1 events

1. 2026-05-15
   listed $170,500 Active 1265-char remark

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,267 · $189/mo
• Expected delta: +$51/yr (+$4/mo · 2.3%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,000
• − Mortgage interest: −$9,551
• − Property taxes: −$2,216
• − Insurance: −$852
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,960
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $1,012/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

• Population (ZIP): 5,918

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 (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 27% Slovak 5% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Tagalog/Filipino 1%

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: ▲ 12.73%
• Current HPI: 301.2786
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+5.6% since first listed

3 events — show timeline

• 2026-06-11 Sold (MLS) $180,000 MREIS
• 2026-05-20 Pending — MREIS
• 2026-05-15 Listed $170,500 MREIS

Property tax history

+2.9%/yr

Latest (2025): $2,216 · +12.7% YoY. Source: county tax records.