8 Erchles St #8 · Rumford, ME 04276

$69,000

3 bd · 1.5 ba · 1,850 sqft · Townhouse · 56 Days on market

Built 1902 Fair condition 3,484 sqft lot $37/sqft · 86% above area ↓ 30% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to a rare opportunity to own a piece of timeless New England charm in the heart of Rumford's historic district. This striking 1902 red Victorian townhome is rich in character, history, and potential--ready for its next chapter. Step inside and you'll immediately feel the warmth of a bygone era. The inviting living room showcases a beautiful original fireplace, creating a cozy focal point for gatherings or quiet evenings at home. With 1,850 square feet of living space, this home offers a generous layout across two levels, featuring three bedrooms and a rare 1.5-bath configuration--an uncommon find in the neighborhood. While the home retains its historic charm, it does require work an

Key facts

• Dedicated sewer line
• Newer roof
• Original fireplace

Tags

• ORIGINAL FIREPLACE
• NEWER ROOF
• DEDICATED SEWER LINE
• OFF-STREET PARKING
• DISTINCTIVE ARCHITECTURE

Property features AI

Exterior

• Parking: No garage; On-site parking with 1–4 spaces
• Utilities: Public sewer; Circuit breaker electrical service; Public water
• Home design: Victorian-style townhouse; Multi-level single family residence
• Construction: Brick construction; Shingle roof; Multi-level layout
• Exterior features: Shingle roof; Brick construction; Lot about 0.08 acres; Public water

Interior

• Kitchen: Electric range; Wall oven; Refrigerator
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the second level; Bedroom 3 on the second level; Two dens on the first level
• Flooring: Carpet
• Bathrooms: One full bathroom and one half bathroom (1.5 total)
• Heating & cooling: Oil heating; Baseboard heat
• Interior features: Six total rooms; One fireplace; Furnished; Interior entry unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $69k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $827 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.7% 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: 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 $7k of equity ($477 loan paydown + $7k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $66,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.39% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.35%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

• ARV (median comp): $37,079
• List price: $69,000
• Delta: 86.09%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 64.8%
• Equity multiple: 5.67×
• Total profit: $90,254
• Equity at exit: $62,161

10-year hold

• IRR: 58.3%
• Equity multiple: 12.62×
• Total profit: $224,430
• Equity at exit: $134,052

Cash invested: $19,320 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $827

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 45%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Erchles St Unit 1 Rumford, ME	4.0	1.0	1440	$1,650	$1.15	44d	1	0.15mi

Listing history 21 events

1. 2026-06-18
   days on market $69,000 Active 56 DOM
2. 2026-06-17
   days on market $69,000 Active 55 DOM
3. 2026-06-16
   days on market $69,000 Active 54 DOM
4. 2026-06-15
   days on market $69,000 Active 53 DOM
5. 2026-06-13
   days on market $69,000 Active 51 DOM
6. 2026-06-12
   days on market $69,000 Active 50 DOM
7. 2026-06-09
   days on market $69,000 Active 47 DOM
8. 2026-06-08
   days on market $69,000 Active 46 DOM
9. 2026-06-07
   days on market $69,000 Active 45 DOM
10. 2026-06-07
    days on market $69,000 Active 44 DOM
11. 2026-06-04
    days on market $69,000 Active 41 DOM
12. 2026-06-02
    days on market $69,000 Active 40 DOM
13. 2026-06-01
    days on market $69,000 Active 39 DOM
14. 2026-05-31
    days on market $69,000 Active 38 DOM
15. 2026-05-31
    days on market $69,000 Active 37 DOM
16. 2026-05-15
    price $69,000 1578-char remark
17. 2026-05-13
    price $79,000 1578-char remark
18. 2026-05-13
    price $69,000 1578-char remark
19. 2026-05-08
    price $79,000 1578-char remark
20. 2026-04-23
    listed $84,900 Active 1578-char remark
21. 2025-10-17
    price $94,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 19 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: $19,800
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$2,007
• Taxable income: $9,380
• Est. tax owed @ 24.0%: −$2,251
• After-tax cash flow: $7,669/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 1902 Victorian townhouse requires moderate renovations to modernize the kitchen and bathroom, replace the old furnace, and update the exterior. With careful updates, it has the potential to be a charming and valuable property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate bathroom fixtures — dated and in need of updating
• Major furnace — old and likely inefficient
• Minor exterior deck — wooden and in need of staining

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value
• Both furnace replacement — replacing the old furnace with a more efficient model would increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of updating	Moderate	$3,000–15,000
furnace · old and likely inefficient	Major	$15,000–50,000
exterior deck · wooden and in need of staining	Minor	$500–3,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both furnace replacement — replacing the old furnace with a more efficient model would increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-30.3% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $69,000 MREIS
• 2026-05-13 Price Changed $79,000 MREIS
• 2026-05-13 Price Changed $69,000 MREIS
• 2026-05-08 Price Changed $79,000 MREIS
• 2026-04-23 Listed $84,900 MREIS
• 2025-11-30 Delisted — MREIS
• 2025-10-17 Price Changed $94,000 MREIS
• 2025-09-30 Listed $99,000 MREIS