624 Weld Rd · Wilton, ME 04294

$109,900

4 bd · 2.0 ba · 640 sqft · SingleFamily public records · 4 Days on market

Built 1900 15 ac lot ↓ 31% since listing

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Why this score? — see what drove the D+ 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 +15.8/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 1% rule +6.0/10.0
• DSCR +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

Key facts

• Significant frontage
• Secluded location
• 15 acres

Tags

• 15 ACRES
• SIGNIFICANT FRONTAGE
• FIELD VIEWS
• MOUNTAIN VIEWS
• SECLUDED LOCATION
• PRIVATE SEPTIC

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-6 ($-72/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (1.0% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $109k (1.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#112 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• RSU 09 (rural): math 78% / reading 82% proficiency, ranked #88 of 112 in ME (top 79%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 37 active listings in the ZIP; 164 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Franklin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,835 (1.0% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.10% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-18,050
• Equity at exit: $16,386

10-year hold

• IRR: -8.0%
• Equity multiple: 0.49×
• Total profit: $-15,632
• Equity at exit: $9,502

Cash invested: $30,772 (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 04294

• Home prices YoY: -14.5%
• Active inventory: 37
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$284 /mo · $3,411/yr
• Insurance: −$46
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-6

Break-even live

Break-even rent $1,218

Max offer price $108,835

Occupancy floor 96%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $109,900 Active
3. 2021-04-30
   soldstatus $140,000 Closed 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

4. 2021-04-05
   status Pending - Continue to Show 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

5. 2021-03-29
   status Active 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

6. 2021-03-23
   status Pending - Continue to Show 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

7. 2021-03-22
   status Pending 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

8. 2021-03-16
   status Active 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

9. 2021-03-08
   status Pending - Continue to Show 214-char remark

   Show marketing remark (214 chars)

   11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

10. 2021-03-03
    listed $149,000 Active 214-char remark

    Show marketing remark (214 chars)

    11688- 4 bedroom, 2 bath farmhouse. Situated on 15 +/- acres with frontage on Wilson Stream and views of Bald Mountain. Great spot for hobby farm, gardens, crops, critters. Convenient location just outside of town.

11. 2021-01-14
    historical
12. 2020-06-30
    status Active
13. 2020-04-27
    status Pending - Continue to Show
14. 2019-12-17
    status Active
15. 2019-12-11
    status Pending - Continue to Show
16. 2019-12-06
    status Pending
17. 2019-09-16
    status Active
18. 2019-09-09
    status Pending
19. 2019-07-24
    listed $159,000 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: $3,411 · $284/mo
• Projected year-2 tax: $3,411 · $284/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $14,520
• − Mortgage interest: −$6,156
• − Property taxes: −$3,411
• − Insurance: −$1,216
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,197
• Taxable loss: −$1,784
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $356/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 09
• NCES district ID: 2314809
• Math proficiency: 78% ▲ 48.00%
• Reading proficiency: 82% ▲ 31.00%
• Median HH income: $40,202
• Composite: 66.71/100
• National rank: #409
• State rank: #88 of 112 in ME

Livability — Wilton

• Score: 64/100
• State rank: #112
• US rank: #14868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,978

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 28,948 people
• By 2030: 27,889 · -3.7%
• By 2040: 25,275 · -12.7%
• By 2050: 22,770 · -21.3%
• By 2075: 18,980 · -34.4%
• By 2100: 16,816 · -41.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2%
• Common ancestry: Lithuanian 12% Slovak 5% Portuguese 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Franklin

• 2024 margin: Lean R (+8.2) · D 44.8% · R 53.0% · Other 2.2%
• 2008→2024 swing: -28.5pp toward R · 2008: 20.3pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+3.9 2016: R+5.5 2012: D+18.5 2008: D+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.67%
• Current HPI: 222.3995
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-30.9% since first listed

19 events — show timeline

• 2026-04-21 Pending — MREIS
• 2026-04-17 Listed $109,900 MREIS
• 2021-04-30 Sold (MLS) $140,000 MREIS
• 2021-04-05 Pending — MREIS
• 2021-03-29 Relisted — MREIS
• 2021-03-23 Pending — MREIS
• 2021-03-22 Pending — MREIS
• 2021-03-16 Relisted — MREIS
• 2021-03-08 Pending — MREIS
• 2021-03-03 Listed $149,000 MREIS
• 2021-01-14 Delisted — MREIS
• 2020-06-30 Relisted — MREIS
• 2020-04-27 Pending — MREIS
• 2019-12-17 Relisted — MREIS
• 2019-12-11 Pending — MREIS
• 2019-12-06 Pending — MREIS
• 2019-09-16 Relisted — MREIS
• 2019-09-09 Pending — MREIS
• 2019-07-24 Listed $159,000 MREIS

Property tax history

+1.7%/yr

Latest (2025): $3,411 · +2.6% YoY. Source: county tax records.