734 E Andover Rd · Rumford, ME 04216

$85,000

2 bd · 2.0 ba · 980 sqft · MultiFamily public records · 26 Days on market

Built 1994

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +3.8/5.0
• 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

Mobile Home for sale By Owner on half an acre in Andover, Maine Mobile Home is a 1994 Liberty Minuteman 14 X 72 Has 2 Bedrooms & amp; 2 Bathrooms Master Bedroom has a sunk in tub & amp; separate shower. At the other end of the home, you& apos; ll find a smaller bedroom that needs to be painted & amp; needs a carpet. The second Bathroom has a new toilet and a washer hookup but needs a sink. Livingroom has ceiling Fan. Kitchen has an island and can come with our new gas stove & amp; new refrigerator for our asking price. The furnace has been serviced. Has a sun porch in the front and a deck on the back. The Roof needs some repairs 1 Car Garage with an additional attac

Key facts

• Ceiling fan
• Sunk in tub
• Separate shower

Tags

• HALF AN ACRE
• SUNK IN TUB
• SEPARATE SHOWER
• NEW TOILET
• WASHER HOOKUP
• CEILING FAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% 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.
• Andover Public Schools (rural): math 30% / reading 60% proficiency, ranked #82 of 185 in ME (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 329 units permitted in Oxford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Recommended offer $83,725 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.74%
• DSCR: 1.57
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.4%
• Equity multiple: 2.11×
• Total profit: $26,300
• Equity at exit: $38,220

10-year hold

• IRR: 20.7%
• Equity multiple: 3.99×
• Total profit: $71,053
• Equity at exit: $58,901

Cash invested: $23,800 (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 04216

• Active inventory: 11
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $253

Break-even live

Break-even rent $656

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $301	-5% $277	+0% $253	+5% $229	+10% $204
Rent	-10% $176	-5% $214	+0% $253	+5% $291	+10% $330
Rate	-1.0pp $295	-0.5pp $274	base $253	+0.5pp $231	+1.0pp $208

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $85,000 Active 26 DOM
2. 2026-06-18
   days on market $85,000 Active 24 DOM
3. 2026-06-17
   days on market $85,000 Active 23 DOM
4. 2026-06-16
   days on market $85,000 Active 22 DOM
5. 2026-06-15
   days on market $85,000 Active 21 DOM
6. 2026-06-13
   days on market $85,000 Active 19 DOM
7. 2026-06-12
   days on market $85,000 Active 18 DOM
8. 2026-06-09
   days on market $85,000 Active 15 DOM
9. 2026-06-08
   days on market $85,000 Active 14 DOM
10. 2026-06-07
    days on market $85,000 Active 13 DOM
11. 2026-06-07
    days on market $85,000 Active 12 DOM
12. 2026-06-04
    days on market $85,000 Active 9 DOM
13. 2026-06-02
    days on market $85,000 Active 8 DOM
14. 2026-06-01
    days on market $85,000 Active 7 DOM
15. 2026-05-31
    days on market $85,000 Active 6 DOM
16. 2026-05-31
    days on market $85,000 Active 5 DOM
17. 2026-05-26
    listed $85,000 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: $444 · $37/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$356/yr (+$30/mo · 80.2%)

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

Taxation est. · year 1

• Rental income: $11,708
• − Mortgage interest: −$4,761
• − Property taxes: −$444
• − Insurance: −$425
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,473
• Taxable income: $1,732
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $2,616/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: Andover Public Schools
• NCES district ID: 2314823
• Math proficiency: 30% ▼ -10.00%
• Reading proficiency: 60% ▲ 10.00%
• Median HH income: $44,234
• Composite: 40.25/100
• National rank: #7803
• State rank: #82 of 185 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

• Population (ZIP): 602

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 (96%)
• Race & ethnicity: White 96% Asian 3%
• Common ancestry: Lithuanian 13% Slovak 5% Scotch-Irish 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 98% English-only · Chinese 2% Other Indo-European 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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-26 Listed $85,000 FSBO.com

Property tax history

-0.6%/yr

Latest (2025): $444 · +19.0% YoY. Source: county tax records.