55 Osgood Ave · Mexico, ME 04257

$165,000

4 bd · 2.0 ba · 1,620 sqft · MultiFamily · 211 Days on market

Built 1900 0.30 ac lot $102/sqft · 16% above area Est $143k · 16% over

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Why this score? — see what drove the B- 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
• Schools +6.3/10.0
• Appreciation +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Nice 2 family, fully rented and turn key to add to a growing portfolio! Recent upgrades include new electric service, tenants pay their own electric, new roof and second floor has been refreshed for the current tenants.

Key facts

• New electric service
• Fully rented
• New roof

Tags

• NEW ELECTRIC SERVICE
• NEW ROOF
• FULLY RENTED
• TURN KEY

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $595/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 7.1% in Mexico — 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 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: 34 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

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Oxford County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $72k; list at $165k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 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: 1.77% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $142,712
• List price: $165,000
• Delta: 15.62%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
544 Hancock St	0.30mi	3/2.0 (-1)	1,680 (+4%)	12mo	$185,000	$110	65
7 Pleasant St Unit 6,7,8	0.73mi	5/2.0 (+1)	1,830 (+13%)	5mo	$180,000	$98	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.15×
• Total profit: $53,284
• Equity at exit: $29,113

10-year hold

• IRR: 33.7%
• Equity multiple: 4.20×
• Total profit: $147,768
• Equity at exit: $22,137

Cash invested: $46,200 (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 04257

• Home prices YoY: -0.9%
• Active inventory: 34
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,920 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$183 /mo · $2,201/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $1,189

Break-even live

Break-even rent $1,414

Max offer price $165,000

Occupancy floor 54%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,920
Total (2 units)			$2,920

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: $41,250
• Closing costs: $4,950
• 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	0.52mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 211 DOM
2. 2026-06-17
   days on market $165,000 Active 210 DOM
3. 2026-06-16
   days on market $165,000 Active 209 DOM
4. 2026-06-15
   days on market $165,000 Active 208 DOM
5. 2026-06-13
   days on market $165,000 Active 206 DOM
6. 2026-06-12
   days on market $165,000 Active 205 DOM
7. 2026-06-09
   days on market $165,000 Active 202 DOM
8. 2026-06-08
   days on market $165,000 Active 201 DOM
9. 2026-06-07
   days on market $165,000 Active 200 DOM
10. 2026-06-07
    days on market $165,000 Active 199 DOM
11. 2026-06-04
    days on market $165,000 Active 196 DOM
12. 2026-06-02
    days on market $165,000 Active 195 DOM
13. 2026-06-01
    days on market $165,000 Active 194 DOM
14. 2026-05-31
    days on market $165,000 Active 193 DOM
15. 2026-05-31
    days on market $165,000 Active 192 DOM
16. 2025-11-19
    listed $165,000 Active 219-char remark

    Show marketing remark (219 chars)

    Nice 2 family, fully rented and turn key to add to a growing portfolio! Recent upgrades include new electric service, tenants pay their own electric, new roof and second floor has been refreshed for the current tenants.

17. 2021-12-14
    soldstatus $72,500 Closed 156-char remark

    Show marketing remark (156 chars)

    Why rent when you can own! This duplex is the perfect opportunity to own and have your tenant pay the mortgage. Don't wait because this will not last long!

18. 2021-11-01
    status Pending 156-char remark

    Show marketing remark (156 chars)

    Why rent when you can own! This duplex is the perfect opportunity to own and have your tenant pay the mortgage. Don't wait because this will not last long!

19. 2021-10-22
    listed $89,900 Active 156-char remark

    Show marketing remark (156 chars)

    Why rent when you can own! This duplex is the perfect opportunity to own and have your tenant pay the mortgage. Don't wait because this will not last long!

20. 2020-04-01
    soldstatus $25,000 Closed
21. 2020-02-04
    status Pending - Continue to Show
22. 2019-09-25
    listed $48,900 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: $2,201 · $183/mo
• Projected year-2 tax: $2,222 · $185/mo
• Expected delta: +$22/yr (+$2/mo · 1.0%)

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

Taxation est. · year 1

• Rental income: $35,040
• − Mortgage interest: −$9,243
• − Property taxes: −$2,201
• − Insurance: −$825
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$4,800
• Taxable income: $12,365
• Est. tax owed @ 24.0%: −$2,968
• After-tax cash flow: $11,305/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

• Census place: Mexico, ME
• Population (ZIP): 2,772

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 22% Italian 3% Slovak 3%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▼ -2.39%
• Current HPI: 263.5537
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+237.4% since first listed

7 events — show timeline

• 2025-11-19 Listed $165,000 MREIS
• 2021-12-14 Sold (MLS) $72,500 MREIS
• 2021-11-01 Pending — MREIS
• 2021-10-22 Listed $89,900 MREIS
• 2020-04-01 Sold (MLS) $25,000 MREIS
• 2020-02-04 Pending — MREIS
• 2019-09-25 Listed $48,900 MREIS

Property tax history

+1.2%/yr

Latest (2024): $2,201 · -0.7% YoY. Source: county tax records.