54 Chaplin St · Rumford, ME 04276

$165,000

3 bd · 1.0 ba · 858 sqft · MultiFamily public records · 13 Days on market

Built 1908 6,098 sqft lot

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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 +16.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

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

Listing remarks

Opportunity awaits with this 3 bedroom, 2 bath home in Rumford! Conveniently located close to shopping, dining, schools, and other local amenities, this property offers great potential for an owner occupant or investor. With a little TLC, this home could truly shine. Bring your vision and make it your own!

Key facts

• 6,098 sq ft lot
• Garage
• Built 1908

Property features AI

Exterior

• Parking: Detached 1-car garage; Paved on-site parking with 1–4 spaces
• Utilities: Public water; Public sewer; Utilities currently on
• Home design: Single family residence; Built in 1908; 1,063 above-grade finished area
• Construction: Wood frame construction with vinyl siding; Stone and brick/mortar foundation; Metal and shingle roof
• Exterior features: Glassed-in porch; Porch; Interior lot; Near golf course, shopping, and town; Neighborhood setting; Level lot; Paved road

Interior

• Kitchen: Kitchen on first level; Refrigerator included
• Bedrooms: Bedroom 1 on second level; Bedroom 2 on second level; Bedroom 3 on second level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard hot water heating; Circuit breaker electric service; Electric water heater
• Interior features: 7 total rooms; Unfinished full basement with interior entry and walk-out access
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $23 ($276/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (14.5% below list).
• Recommended offer: $141k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% 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; 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 $18k of equity ($1k loan paydown + $16k 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 $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y 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 $26k; list at $165k implies a 547% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,134 (14.5% below list)

Questions for the listing agent

1. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.98×
• Total profit: $91,318
• Equity at exit: $148,645

10-year hold

• IRR: 21.8%
• Equity multiple: 6.80×
• Total profit: $267,750
• Equity at exit: $320,559

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 04276

• Home prices YoY: 4.4%
• Active inventory: 82
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $23

Break-even live

Break-even rent $1,382

Max offer price $165,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $70	+0% $23	+5% $-24	+10% $-70
Rent	-10% $-89	-5% $-33	+0% $23	+5% $79	+10% $134
Rate	-1.0pp $106	-0.5pp $65	base $23	+0.5pp $-20	+1.0pp $-63

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Maine Ave Unit 3R Rumford, ME	2.0	1.0	750	$1,100	$1.47	45d	1	1.09mi
205 Cumberland St Unit 2R Rumford, ME	3.0	1.0	1000	$1,500	$1.50	45d	1	1.16mi
30 Falmouth St Rumford, ME	3.0	1.0	1000	$1,700	$1.70	45d	1	1.34mi

Listing history 10 events

1. 2026-06-21
   days on market $165,000 Active 13 DOM
2. 2026-06-21
   days on market $165,000 Active 12 DOM
3. 2026-06-18
   days on market $165,000 Active 10 DOM
4. 2026-06-17
   days on market $165,000 Active 9 DOM
5. 2026-06-16
   days on market $165,000 Active 8 DOM
6. 2026-06-15
   days on market $165,000 Active 7 DOM
7. 2026-06-13
   days on market $165,000 Active 5 DOM
8. 2026-06-12
   days on market $165,000 Active 4 DOM
9. 2026-06-09
   remarks 307-char remark
10. 2026-06-09
    listed $165,000 Active 1 DOM

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$573/yr (+$48/mo · 52.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% 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 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: $16,936
• − Mortgage interest: −$9,243
• − Property taxes: −$1,098
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,800
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $884/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

+562.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $165,000 MREIS
• 2023-11-21 Delisted — MREIS
• 2023-09-18 Listed $135,000 MREIS
• 2014-08-21 Listed $37,000 MREIS
• 2013-05-31 Listed $31,900 MREIS
• 2011-10-27 Sold (MLS) $25,500 MREIS
• 2011-08-28 Listed $24,900 MREIS

Property tax history

+2.3%/yr

Latest (2025): $1,098 · +12.7% YoY. Source: county tax records.