45 Granite St · Mexico, ME 04257

$165,000

4 bd · 1.5 ba · 1,920 sqft · SingleFamily · 117 Days on market

Built 1900 5,662 sqft lot $86/sqft · at area comps Est $173k · at est.

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Why this score? — see what drove the C 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 +18.7/30.0
• ARV discount +9.7/15.0
• Schools +6.3/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Appreciation +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 4-bedroom, 1,920 SF Colonial at 45 Granite Street in Mexico, offering plenty of room with classic charm. The home is equipped with a heating system just three years old, providing efficiency and peace of mind for years to come. Currently tenant-occupied, it delivers immediate rental income for investors while also holding strong potential as a future owner-occupied residence. A well-maintained property with generous square footage and recent updates, ideal for any portfolio.

Key facts

• 5,662 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.

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.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $165k implies a 400% 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 $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $173,333
• List price: $165,000
• Delta: -4.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Whitman St	0.10mi	3/2.0 (-1)	1,935 (+1%)	18mo	$233,000	$120	72
13 Granite St	0.16mi	4/2.0	1,640 (-15%)	2mo	$180,000	$110	64
102 Harlow Hill Rd	0.26mi	3/2.0 (-1)	1,729 (-10%)	0mo	$293,000	$169	64
134 Lincoln Ave	0.74mi	4/2.0	1,976 (+3%)	4mo	$165,000	$84	55
326 Cumberland St	0.50mi	3/1.5 (-1)	1,676 (-13%)	10mo	$141,000	$84	43
52 Kimball Ave	0.67mi	3/2.0 (-1)	1,657 (-14%)	13mo	$225,000	$136	28

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: -6.7%
• Equity multiple: 0.74×
• Total profit: $-12,076
• Equity at exit: $29,113

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,678
• 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: 8.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $163

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 85%

Sensitivity live

Price	-10% $277	-5% $220	+0% $163	+5% $106	+10% $49
Rent	-10% $33	-5% $98	+0% $163	+5% $228	+10% $294
Rate	-1.0pp $246	-0.5pp $205	base $163	+0.5pp $120	+1.0pp $77

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	45d	1	0.65mi

Listing history 19 events

1. 2026-06-21
   days on market $165,000 Active 117 DOM
2. 2026-06-21
   days on market $165,000 Active 116 DOM
3. 2026-06-18
   days on market $165,000 Active 114 DOM
4. 2026-06-17
   days on market $165,000 Active 113 DOM
5. 2026-06-16
   days on market $165,000 Active 112 DOM
6. 2026-06-15
   days on market $165,000 Active 111 DOM
7. 2026-06-13
   days on market $165,000 Active 109 DOM
8. 2026-06-12
   days on market $165,000 Active 108 DOM
9. 2026-06-09
   days on market $165,000 Active 105 DOM
10. 2026-06-08
    days on market $165,000 Active 104 DOM
11. 2026-06-07
    days on market $165,000 Active 103 DOM
12. 2026-06-07
    days on market $165,000 Active 102 DOM
13. 2026-06-04
    days on market $165,000 Active 99 DOM
14. 2026-06-02
    days on market $165,000 Active 98 DOM
15. 2026-06-01
    days on market $165,000 Active 97 DOM
16. 2026-05-31
    days on market $165,000 Active 96 DOM
17. 2026-05-31
    days on market $165,000 Active 95 DOM
18. 2026-02-25
    listed $165,000 Active 488-char remark

    Show marketing remark (488 chars)

    Spacious 4-bedroom, 1,920 SF Colonial at 45 Granite Street in Mexico, offering plenty of room with classic charm. The home is equipped with a heating system just three years old, providing efficiency and peace of mind for years to come. Currently tenant-occupied, it delivers immediate rental income for investors while also holding strong potential as a future owner-occupied residence. A well-maintained property with generous square footage and recent updates, ideal for any portfolio.

19. 2014-09-15
    soldstatus $33,000 112-char remark

    Show marketing remark (112 chars)

    Older home with some original features. With just some paint and brushes this could be a lovely affordable home.

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

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$4,800
• Taxable loss: −$711
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $2,129/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

+400.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $165,000 MREIS
• 2014-09-15 Sold (MLS) $33,000 MREIS