399 High St · Rumford, ME 04276

$106,300

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 177 Days on market

Built 1980 0.46 ac lot $115/sqft · 8% above area Est $143k · 25% under ↓ 11% since listing

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 399 High Street! This two-bedroom, two bath mobile home offers a move-in-ready and affordable option, along with the opportunity to customize the space to suit your vision. The home features a spacious primary bedroom with an ensuite bathroom, creating a comfortable, luxury-inspired retreat. A partially finished addition provides extra square footage with flexibility for future improvements. Step out onto the back deck and enjoy expansive views overlooking the town from this elevated setting. A great opportunity for buyers seeking value, potential, and a convenient location.

Key facts

• Expansive views
• Back deck
• Elevated setting

Tags

• ENSUITE BATHROOM
• PARTIALLY FINISHED ADDITION
• BACK DECK
• EXPANSIVE VIEWS
• ELEVATED SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $94k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.5% in Rumford — 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 75/100 on livability (#39 in ME, #4,030 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute D, schools F, 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: 83 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($735 loan paydown + $11k 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 $30k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Recommended offer $93,544 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 11.10%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (median comp): $142,543
• List price: $106,300
• Delta: -25.43%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.0%
• Equity multiple: 3.86×
• Total profit: $84,987
• Equity at exit: $95,763

10-year hold

• IRR: 31.9%
• Equity multiple: 8.69×
• Total profit: $228,954
• Equity at exit: $206,518

Cash invested: $29,764 (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: 83
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$557
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $425

Break-even live

Break-even rent $876

Max offer price $106,300

Occupancy floor 65%

Sensitivity live

Price	-10% $486	-5% $456	+0% $425	+5% $395	+10% $365
Rent	-10% $314	-5% $370	+0% $425	+5% $481	+10% $537
Rate	-1.0pp $479	-0.5pp $453	base $425	+0.5pp $398	+1.0pp $370

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: $26,575
• Closing costs: $3,189
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Congress St Rumford, ME	1.0	1.0	508	$1,400	$2.75	44d	3	0.49mi
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	0.74mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	0.82mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	1.00mi

Listing history 14 events

1. 2026-06-12
   days on market $106,300 Active 177 DOM
2. 2026-06-09
   days on market $106,300 Active 174 DOM
3. 2026-06-08
   days on market $106,300 Active 173 DOM
4. 2026-06-07
   days on market $106,300 Active 172 DOM
5. 2026-06-07
   days on market $106,300 Active 171 DOM
6. 2026-06-04
   days on market $106,300 Active 168 DOM
7. 2026-06-02
   days on market $106,300 Active 167 DOM
8. 2026-06-01
   days on market $106,300 Active 166 DOM
9. 2026-05-31
   days on market $106,300 Active 165 DOM
10. 2026-05-31
    days on market $106,300 Active 164 DOM
11. 2026-05-18
    price $106,300 592-char remark

    Show marketing remark (592 chars)

    Welcome to 399 High Street! This two-bedroom, two bath mobile home offers a move-in-ready and affordable option, along with the opportunity to customize the space to suit your vision. The home features a spacious primary bedroom with an ensuite bathroom, creating a comfortable, luxury-inspired retreat. A partially finished addition provides extra square footage with flexibility for future improvements. Step out onto the back deck and enjoy expansive views overlooking the town from this elevated setting. A great opportunity for buyers seeking value, potential, and a convenient location.

12. 2026-01-13
    price $110,000 592-char remark

    Show marketing remark (592 chars)

    Welcome to 399 High Street! This two-bedroom, two bath mobile home offers a move-in-ready and affordable option, along with the opportunity to customize the space to suit your vision. The home features a spacious primary bedroom with an ensuite bathroom, creating a comfortable, luxury-inspired retreat. A partially finished addition provides extra square footage with flexibility for future improvements. Step out onto the back deck and enjoy expansive views overlooking the town from this elevated setting. A great opportunity for buyers seeking value, potential, and a convenient location.

13. 2026-01-05
    price $117,000 592-char remark

    Show marketing remark (592 chars)

    Welcome to 399 High Street! This two-bedroom, two bath mobile home offers a move-in-ready and affordable option, along with the opportunity to customize the space to suit your vision. The home features a spacious primary bedroom with an ensuite bathroom, creating a comfortable, luxury-inspired retreat. A partially finished addition provides extra square footage with flexibility for future improvements. Step out onto the back deck and enjoy expansive views overlooking the town from this elevated setting. A great opportunity for buyers seeking value, potential, and a convenient location.

14. 2025-12-17
    listed $120,000 Active 592-char remark

    Show marketing remark (592 chars)

    Welcome to 399 High Street! This two-bedroom, two bath mobile home offers a move-in-ready and affordable option, along with the opportunity to customize the space to suit your vision. The home features a spacious primary bedroom with an ensuite bathroom, creating a comfortable, luxury-inspired retreat. A partially finished addition provides extra square footage with flexibility for future improvements. Step out onto the back deck and enjoy expansive views overlooking the town from this elevated setting. A great opportunity for buyers seeking value, potential, and a convenient location.

ⓘ 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: $1,084 · $90/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$181/yr (+$15/mo · 16.7%)

ⓘ 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 · 16 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: $16,975
• − Mortgage interest: −$5,954
• − Property taxes: −$1,084
• − Insurance: −$532
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,092
• Taxable income: $3,597
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,242/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 — Rumford

• Score: 75/100
• State rank: #39
• US rank: #4030

Category grades

Amenities F Commute D Cost of living A+ Crime B Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rumford, ME
• 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

-11.4% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $106,300 MREIS
• 2026-01-13 Price Changed $110,000 MREIS
• 2026-01-05 Price Changed $117,000 MREIS
• 2025-12-17 Listed $120,000 MREIS

Property tax history

+2.9%/yr

Latest (2025): $1,084 · +12.7% YoY. Source: county tax records.