311 Knox St · Rumford, ME 04276

$223,000

4 bd · 1.5 ba · 1,144 sqft · MultiFamily public records · 2 Days on market

Built 1985 7,840 sqft lot $195/sqft · 49% above area Est $201k · 11% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.3/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

1537 sq. foot in town Ranch, located on a 7840 Sq. foot corner lot. This home has accommodated 2 families with its spacious layout. It is within walking distance to St. John's Church, Rumford Hospital, ND Paper, and downtown Rumford. It's 4 miles to Black Mountain and 23 miles to Sunday River. The main floor has 3 bedrooms, full bath, kitchen, dining room, and living room. The basement is part daylight basement with a finished area that could be a large 4th bedroom, or a large family room that includes a built-in fireplace. There is an additional ¾ bathroom in the basement The upper level has off road parking for 1 vehicle, and the lower level has a 1 ½ car ga

Key facts

• Heated side porch
• Built in fireplace
• Daylight basement

Tags

• CORNER LOT
• DAYLIGHT BASEMENT
• BUILT IN FIREPLACE
• HEATED SIDE PORCH
• DECK ON TOP OF GARAGE
• MOVE IN READY

Property features AI

Exterior

• Parking: Paved off-street parking; Attached 1-car garage
• Utilities: Circuit breaker electric; Public sewer
• Home design: Ranch style single-family home; Above-grade finished living area; Finished lower level
• Construction: Seller-provided lot size: 0.18 acre
• Exterior features: Deck; Porch; Shingle roof; Public water

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Primary bedroom on the first floor; Bedroom 2 on the first floor; Bedroom 3 on the first floor; Bedroom 4 in the basement
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: One fireplace; 7 total rooms; Interior entry basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $223k.

Deal economics

• At list price, monthly cash flow is $-205 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (27.6% below list).
• Recommended offer: $161k (27.6% below list) — sets the bar for 1% rule.

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; 3 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 $24k of equity ($2k loan paydown + $22k 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.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $161,367 (27.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.72% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.94%
• DSCR: 0.82
• GRM: 11.5

CMA / ARV

• ARV (median comp): $200,913
• List price: $223,000
• Delta: 10.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
232 Knox St	0.08mi	4/3.0	1,288 (+13%)	12mo	$185,000	$144	60

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $108,384
• Equity at exit: $200,896

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $329,412
• Equity at exit: $433,240

Cash invested: $62,440 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$217 /mo · $2,609/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-205

Break-even live

Break-even rent $1,873

Max offer price $186,791

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-142	+0% $-205	+5% $-268	+10% $-331
Rent	-10% $-332	-5% $-269	+0% $-205	+5% $-141	+10% $-77
Rate	-1.0pp $-93	-0.5pp $-148	base $-205	+0.5pp $-263	+1.0pp $-322

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.28mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	44d	1	0.39mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	44d	1	0.49mi

Listing history 2 events

1. 2026-05-08
   status Pending 1045-char remark
2. 2026-05-06
   listed $223,000 Active 1045-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: $2,609 · $217/mo
• Projected year-2 tax: $2,821 · $235/mo
• Expected delta: +$212/yr (+$18/mo · 8.1%)

ⓘ 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 5% 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: $19,364
• − Mortgage interest: −$12,491
• − Property taxes: −$2,609
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$6,487
• Taxable loss: −$6,437
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-915/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

2 events — show timeline

• 2026-05-08 Pending — MREIS
• 2026-05-06 Listed $223,000 MREIS

Property tax history

+2.8%/yr

Latest (2025): $2,609 · +12.7% YoY. Source: county tax records.