Rent Board
Regular MeetingPortland, ME · June 24, 2026
Agenda
RENT BOARD
June 24, 2026
5:00 PM
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II. ROLL CALL:
III. APPROVAL OF MINUTES
a. May 27, 2026 Minutes
IV. COMMUNICATIONS:
Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled
meeting. The subject line needs to read "Written Public Comment"
V. UNFINISHED BUSINESS:
a. Rent Increase Application - Public Comment
Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
Address: 72 William St, all 3 units
CBL: 117-C-019-001
b. Rent Increase Application - Public Comment
Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
Address: 76 William St, all 3 units
CBL: 117-C-017-001
c. Rent Increase Application - Public Comment
Owner: Meloon George H Inc, 963 Washington Ave, Portland, ME 04103
Representative: Jeremy Hutchings, 1888 Gray Ct, Garnerville, NV 89410
Address: 963 Washington Ave, all 4 units
CBL: 171-A-011-001
d. Election of Vice Chair
VI. New Business
a. Rent Increase Application - Conditional Approval
Owner: GOODDEEDS9922 LLC
Address: 23 Pembroke St, all 3 units
CBL: 428-B-006-001
b. Rent Increase Application - Completeness Review
Owner: Stacy Salvo, 7 Hilltop Trl, Falmouth, ME 04105
Representative: Kevin Salvo, 7 Hilltop Trl, Falmouth, ME 04105
Address: 22 South Grafton St, both units
CBL: 169-D-054-001
c. Schedule Special Meeting
d. Rent Board Annual Report Discussion
e. Maintenance of Net Operating Income Application - Subcommittee Update
VII. Adjourn
Packet
RENT BOARD
June 24, 2026
5:00 PM
ZOOM INFORMATION:
Join from PC, Mac, iPad, or Android:
https://portlandmaine-
gov.zoom.us/j/85205631634?pwd=nsqaWrLj07XiaOf7K2AwaXRIP9L7u1.1
Passcode:068783
Phone one-tap:
+13092053325,,85205631634#,,,,*068783# US
+13126266799,,85205631634#,,,,*068783# US (Chicago)
Join via audio:
+1 309 205 3325 US
+1 312 626 6799 US (Chicago)
+1 646 931 3860 US
+1 929 205 6099 US (New York)
+1 301 715 8592 US (Washington DC)
+1 305 224 1968 US
+1 689 278 1000 US
+1 719 359 4580 US
+1 253 205 0468 US
+1 253 215 8782 US (Tacoma)
+1 346 248 7799 US (Houston)
+1 360 209 5623 US
+1 386 347 5053 US
+1 507 473 4847 US
+1 564 217 2000 US
+1 669 444 9171 US
+1 669 900 6833 US (San Jose)
Webinar ID: 852 0563 1634
Passcode: 068783
International numbers available: https://portlandmaine-
gov.zoom.us/u/kcty8TKeSX
Page 1
II. ROLL CALL:
III. APPROVAL OF MINUTES
a. May 27, 2026 Minutes
IV. COMMUNICATIONS:
Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled
meeting. The subject line needs to read "Written Public Comment"
V. UNFINISHED BUSINESS:
a. Rent Increase Application - Public Comment
Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
Address: 72 William St, all 3 units
CBL: 117-C-019-001
b. Rent Increase Application - Public Comment
Owner: Wilbur Cheever, 38 William St, Portland, ME 04103
Address: 76 William St, all 3 units
CBL: 117-C-017-001
c. Rent Increase Application - Public Comment
Owner: Meloon George H Inc, 963 Washington Ave, Portland, ME 04103
Representative: Jeremy Hutchings, 1888 Gray Ct, Garnerville, NV 89410
Address: 963 Washington Ave, all 4 units
CBL: 171-A-011-001
d. Election of Vice Chair
VI. New Business
a. Rent Increase Application - Conditional Approval
Owner: GOODDEEDS9922 LLC
Address: 23 Pembroke St, all 3 units
CBL: 428-B-006-001
Page 2
b. Rent Increase Application - Completeness Review
Owner: Stacy Salvo, 7 Hilltop Trl, Falmouth, ME 04105
Representative: Kevin Salvo, 7 Hilltop Trl, Falmouth, ME 04105
Address: 22 South Grafton St, both units
CBL: 169-D-054-001
c. Schedule Special Meeting
d. Rent Board Annual Report Discussion
e. Maintenance of Net Operating Income Application - Subcommittee Update
VII. Adjourn
Page 3
Remote Rent Board Meeting Minutes - Held Via Zoom
Wednesday, May 27, 2026
II. Roll Call - 0:00:54
Matthew Lax, Tenant, District 1 - Chair
James “Gordon” Platt, Landlord, District 2
Christopher “Buddy” Moore, Tenant, District 3
Jonas Burke, Landlord, District 4
Vacant, District 5
Anne-Laure Razat, Tenant, At-Large - Vice Chair - Absent
Kristen Carreras, Landlord, At-Large
Staff present:
Dylan Orr, Rental Registration Coordinator
Benjamin McCall, Esq., Counsel for the Rent Board
III. Approval of Minutes - 0:01:20
a. April 22, 2026 Minutes - 0:01:24
0:02:02 - Kristen Carreras moves to approve the April 22, 2026 minutes. Seconded by Jonas
Burke. (5-0; Razat absent) The motion passes.
b. May 13, 2026 Minutes - 0:02:38
0:02:51 – Kristen Carreras states that she did not watch the video from May 13, 2026 and will
abstain from voting.
0:03:20 - Jonas Burke moves to approve the May 13, 2026 minutes. Seconded by Matthew Lax.
(4-0; Razat absent, Carreras abstains). The motion passes.
IV. Communications - 0:04:09
No communications were received.
V. Unfinished Business - 0:04:27
a. Rent Increase Application - 0:04:27
Owner: Justin Theberge, 14 Dry Pond Rd, Gray, ME 04039
Address: 8 Massachusetts Ave, all 3 units
CBL: 186-D-024-001
Page 4
0:14:02 - Kristen Carreras moves to approve the application for 8 Massachusetts, all 3 units in
the amount of $339.56. Seconded by Jonas Burke.
0:54:37 - Kristen Carreras withdraws previous motion.
0:55:13 - Kristen Carreras moves to approve the Rent Application for 8 Massachusetts, all three
units, in the amount of $417.31 for unit 1, $302.92 for unit 2, and $928.23 for unit 3. Seconded
by Jonas Burke. (5-0; Razat absent) The motion passes.
b. Rent Increase Application - Completeness Review - 0:57:55
Owner: Wilber Cheever, 38 William St, Portland, ME 04103
Address: 72 William St, all 3 units
CBL: 117-C-019-001
1:03:36 - Kristen Carreras moves to find the application for 72 William St, all 3 units complete.
Seconded by Matthew Lax. (5-0; Razat absent) The motion passes.
c. Rent Increase Application - Completeness Review - 1:04:43
Owner: Wilber Cheever, 38 William St, Portland, ME 04103
Address: 76 William St, all 3 units
CBL: 117-C-017-001
1:07:46 - Kristen Carreras moves to find the application for 76 William Street, all 3 units
complete. There is no second. (5-0; Razat absent) The motion passes.
d. Election of Chair & Vice Chair - 1:10:07
1:11:56 - Christopher “Buddy” Moore moves to elect Matthew Lax as Chair. Seconded by Kristen
Carreras. (4-0; Razat absent, Lax abstains) The motion passes.
1:14:20 - Matthew Lax moves to table election of Vice Chair. Seconded by Christopher “Buddy”
Moore. (5-0; Razat absent) The motion passes.
VI. New Business - 1:16:03
a. Rent Increase Application - Completeness Review - 1:16:03
Owner: Meloon George H Inc, 963 Washington Ave, Portland, ME 04103
Representative: Jeremy Hutchings, 1888 Gray Ct, Garnerville, NV 89410
Address: 963 Washington Ave, all 4 units
CBL: 171-A-011-001
1:48:50 - Matthew Lax moves to find the application for 963 Washington Ave, all 4 units
complete with an optional request. Seconded by Kristen Carreras. (5-0; Razat absent) The
motion passes.
Page 5
b. Approval of Findings of Fact & Conclusions of Law - 1:51:16
1:58:56 - Kristen Carreras moves to approve the Findings of Fact & Conclusions of Law for 305
Deering as presented. Seconded by Matthew Lax. (5-0; Razat absent) The motion passes.
2:08:23 - Jonas Burke moves to approve the Findings of Fact & Conclusions of Law for 11 Smith
as amended. Seconded by James “Gordon” Platt. (4-0; Razat absent; Carreras abstains) The
motion passes.
2:54:25 - Kristen Carreras moves to approve the Findings of Fact & Conclusions of Law for 8
Massachusetts Ave, all three units as amended. Seconded by Jonas Burke. (5-0; Razat absent)
The motion passes.
VII. Adjourn - 2:56:32
2:56:43 - Kristen Carreras moves to adjourn. Seconded by Jonas Burke. (5-0; Razat absent) The
motion passes.
Page 6
City of Portland – Housing Safety Division
RENT INCREASE APPLICATION – MAINTENANCE OF NET
OPERATING INCOME
Date of Hearing:
April 22, 2026 - Tabled to May 27, 2026 - Tabled to June 24, 2026
Owner Name and Address:
Wilbur Cheever
38 William St, Portland, ME 04103
Property Address:
72 William St, all 3 units
CBL:
117-C-019-001
Tenants/Interested Parties:
Yes
Page 7
City of Portland | Permitting and Inspections
Licensing and Housing Safety Division
Rentboard@portlandmaine.gov | 207-874-8900
June 10, 2026
Re: Notice of Public Hearing
To: Tenants of 72 William St
This is a notice of a public hearing before the Rent Board at their next scheduled
meeting on Wednesday, June 24, 2026 at 5pm. This meeting will be held via
Zoom.
The property owner for the above address, Wilbur Cheever, has submitted a
“Landlord Worksheet/Petition for Rent Board Approved Rent Increase”.
The Zoom link will be accessible by June 17, 2026 at the link below:
http://portlandmaine.gov/129/Agendas-Minutes
*Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting.
Please make sure that the subject line reads “Written Public Comment”.
Thank you,
Dylan Orr
Rental Registration Coordinator
City of Portland
389 Congress St
Portland, ME 04101
389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentboard@portlandmaine.gov
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72 William St.
One apartment each floor, all are two bedroom apartments
Amenities included in the rent:
Off street parking
Coin operated laundry in basement
Basement storage
Hot water
Living Space square footage per apartment- stairway areas have been deducted
1st floor- full renovation in 2020-2021
1300SF kitchen, one bathroom, living room, dining room, bedroom, 2 rooms out back (7 rooms)
2nd floor- full renovation in 2026
1360SF kitchen, one bathroom, living room, dining room, 3 bedroom possibilities, spare room
out back (8 rooms)
3rd floor- full renovation in 2025
900SF kitchen, one bathroom, living room, 2 bedrooms (5 rooms)
All three apartments have been deeply renovated and all three apartments feel like they are
getting good value for their money, knowing their rent is less than what others in the area are
paying. I prefer to stay a little below market so people that work here have decent places to live.
Page 99
72 William St. 1st floor renovation
11.24.2–5.1.2021
Trades 29,984
material/small invoices 8232
Owners time= 350 hours 17,500
Total 55,716
Page 100
72 William St. 3rd floor renovation
1.7.2025-5.1.2025
Trades 45,717
materials/small invoice 24,805
Owners time 300 hours 19,500
Total 90,022
Page 101
72-2 renovation costs
Project 1.15.26-5.1.26
Floor refinishing 3347
Porch window work 2170
Painting/drywall 16,924
Counters and cabinets 10,277
Electrical 10,667
Radiators 1649
New windows 2316
Small invoices/bills/material 5022
Owner labor 15,600
Total 67,972
Page 102
January rent 72 William 76 William
1st floor 2nd floor 3rd floor 1st floor 2nd floor 3rd floor
2008 900 900 700 725 725 725
2009 900 900 750 725 725 725
2010 900 900 750 725 725 725
2011 900 900 750 725 725 725
2012 900 900 750 725 725 725
2013 900 900 750 750 725 725
2014 1000 1100 750 750 750 750
2016 1000 1200 800 1100 900 750
2017 1000 1200 800 1100 900 750
2018 1000 1200 800 1100 950 750
2019 1000 1200 900 1100 950 950
June 2020 1500 1200 950 1200 950 950
Page 103
5/13/26, 9:32 AM City of Portland Mail - Completeness review requests
Dylan Orr <dorr@portlandmaine.gov>
Completeness review requests
1 message
Will Cheever <wdcheever@gmail.com> Mon, May 11, 2026 at 6:40 AM
To: Rent Board <rentboard@portlandmaine.gov>, "dorr@portlandmaine.gov" <dorr@portlandmaine.gov>
Hi,
I have sent the supporting information you are requesting as 6 separate emails. In summary I am requesting the
current rents be restored to what my leases are (or going to be) and that 76-2 is changed to a two bedroom apartment.
Here is what I'm requesting individually for each apartment:
72-2 $2300/month
72-3 $2100/month
76-1 $1500/month
76-2 $1700/month (and change to a 2 bedroom)
76-3 $1300/month
I understand all these rents are a little below the market value for the amenities and the location. My aim is to provide
decent housing to local working people. I spend in the neighborhood of 2 hours per week managing the properties-
collecting rent, paying bills, responding to tenant questions, etc. I know there wasn't clarity around what was
management and what was actually working on the buildings and units. Any of the full renovations I worked an average
of 20 hours per week on the projects and because I run a construction business I try to manage these improvements as
cost effectively as possible.
Thanks-Will
https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1864888266240679642&simpl=msg-f:1864888266240679642 1/1
Page 104
City of Portland – Housing Safety Division
RENT INCREASE APPLICATION – MAINTENANCE OF NET
OPERATING INCOME
Date of Hearing:
April 22, 2026 - Tabled to May 27, 2026 - Tabled to June 24, 2026
Owner Name and Address:
Wilbur Cheever
38 William St, Portland, ME 04103
Property Address:
76 William St, all 3 units
CBL:
117-C-017-001
Tenants/Interested Parties:
Yes
Page 105
City of Portland | Permitting and Inspections
Licensing and Housing Safety Division
Rentboard@portlandmaine.gov | 207-874-8900
June 10, 2026
Re: Notice of Public Hearing
To: Tenants of 76 William St
This is a notice of a public hearing before the Rent Board at their next scheduled
meeting on Wednesday, June 24, 2026 at 5pm. This meeting will be held via
Zoom.
The property owner for the above address, Wilbur Cheever, has submitted a
“Landlord Worksheet/Petition for Rent Board Approved Rent Increase”.
The Zoom link will be accessible by June 17, 2026 at the link below:
http://portlandmaine.gov/129/Agendas-Minutes
*Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting.
Please make sure that the subject line reads “Written Public Comment”.
Thank you,
Dylan Orr
Rental Registration Coordinator
City of Portland
389 Congress St
Portland, ME 04101
389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentboard@portlandmaine.gov
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76 William St.
3 floors, one apartment per floor
1st and 3rd floors currently rented as one bedroom, asking 2nd floor be converted to 2 bedroom
apartment
The apartment rental price includes heat, hot water, off street parking, coin operated laundry in
basement
1st floor 1080 SF
1 bedroom, 1 bathroom, kitchen, eat in area, dining room, living room (6 rooms)
2nd floor 1065 SF
2 bedrooms, 1 bathroom, kitchen, eat in area, living room (6 rooms)
3rd floor 600 SF plus 300 SF of storage space
1 bedroom, 1 bathroom, kitchen, eat in area, living room, huge storage space (6 rooms)
Before I bought the building the 2nd floor had historically been rented as a two bedroom unit for
many previous years. The previous owners lived on the first floor, which is a very large one
bedroom apartment.
All three tenants have told me they are getting a great deal, these apartments have not been
deeply renovated but are in good usable condition. I know I could rent these units for more
money than I presently receive but I strive to give people decent places in the city to live that are
reasonable for people that work here.
Page 154
January rent 72 William 76 William
1st floor 2nd floor 3rd floor 1st floor 2nd floor 3rd floor
2008 900 900 700 725 725 725
2009 900 900 750 725 725 725
2010 900 900 750 725 725 725
2011 900 900 750 725 725 725
2012 900 900 750 725 725 725
2013 900 900 750 750 725 725
2014 1000 1100 750 750 750 750
2016 1000 1200 800 1100 900 750
2017 1000 1200 800 1100 900 750
2018 1000 1200 800 1100 950 750
2019 1000 1200 900 1100 950 950
June 2020 1500 1200 950 1200 950 950
Page 155
5/13/26, 9:32 AM City of Portland Mail - Completeness review requests
Dylan Orr <dorr@portlandmaine.gov>
Completeness review requests
1 message
Will Cheever <wdcheever@gmail.com> Mon, May 11, 2026 at 6:40 AM
To: Rent Board <rentboard@portlandmaine.gov>, "dorr@portlandmaine.gov" <dorr@portlandmaine.gov>
Hi,
I have sent the supporting information you are requesting as 6 separate emails. In summary I am requesting the
current rents be restored to what my leases are (or going to be) and that 76-2 is changed to a two bedroom apartment.
Here is what I'm requesting individually for each apartment:
72-2 $2300/month
72-3 $2100/month
76-1 $1500/month
76-2 $1700/month (and change to a 2 bedroom)
76-3 $1300/month
I understand all these rents are a little below the market value for the amenities and the location. My aim is to provide
decent housing to local working people. I spend in the neighborhood of 2 hours per week managing the properties-
collecting rent, paying bills, responding to tenant questions, etc. I know there wasn't clarity around what was
management and what was actually working on the buildings and units. Any of the full renovations I worked an average
of 20 hours per week on the projects and because I run a construction business I try to manage these improvements as
cost effectively as possible.
Thanks-Will
https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1864888266240679642&simpl=msg-f:1864888266240679642 1/1
Page 156
City of Portland – Housing Safety Division
RENT INCREASE APPLICATION – MAINTENANCE OF NET
OPERATING INCOME
Date of Hearing:
May 27, 2026 - Tabled to June 24, 2026
Owner Name and Address:
Meloon George H Inc
963 Washington Ave, Portland, ME 04103
Representative:
Jeremy Hutchings
1888 Gray Ct, Gardnerville, NV 89410
Property Address:
963 Washington Ave, all 4 units
CBL:
171-A-011-001
Tenants/Interested Parties:
Yes
Page 157
City of Portland | Permitting and Inspections
Licensing and Housing Safety Division
Rentboard@portlandmaine.gov | 207-874-8900
June 10, 2026
Re: Notice of Public Hearing
To: Tenants of 963 Washington Ave
This is a notice of a public hearing before the Rent Board at their next scheduled
meeting on Wednesday, June 24, 2026 at 5pm. This meeting will be held via
Zoom.
The property owner for the above address, Meloon George H Inc, has submitted a
“Landlord Worksheet/Petition for Rent Board Approved Rent Increase”.
The Zoom link will be accessible by June 17, 2026 at the link below:
http://portlandmaine.gov/129/Agendas-Minutes
*Please note: Written public comment must be received via email
(rentboard@portlandmaine.gov) by 12pm the day before the scheduled meeting.
Please make sure that the subject line reads “Written Public Comment”.
Thank you,
Dylan Orr
Rental Registration Coordinator
City of Portland
389 Congress St
Portland, ME 04101
389 Congress Street, Portland, Maine 04101 | 207-874-8900 | rentboard@portlandmaine.gov
Page 158
April 29, 2026
City of Portland Maine
389 Congress Street
Portland, ME 04101
Attn: Rent Control Board
Re: 963 Washington Avenue
Dear Rent Control Board,
I am petitioning the Board, on behalf of my parents, Donald and Frances Hutchings, to
approve an adjustment to the base year operating income and expenses charged to the
four residential apartments located at 963 Washington Avenue (Parcel 171 A011001,
License # 20160870). An authority to represent is attached as Exhibit A, which allows
me to submit this petition and represent my parents at any hearings on this matter.
Historically, the property has been operated as Meloon’s, Inc., a florist shop and
greenhouse. My parents bought the florist shop from my grandparents and ran it for
many years, eventually converting it into a mix of rental units as they wound down the
business and retired. Currently, the two-story property has four residential tenants, a
commercial tenant, and a small office my parents keep for personal use. There is a
partial basement that is unfinished and serves as utility space. A representative photo
of the property is attached as Exhibit B.
The petition to adjust the base year operating income and expenses is attached as
Exhibit C. There are several special circumstances peculiar to this property that rebut
the presumption that the 2019 base year is representative of a fair return on investment.
The special circumstances are detailed within the petition and summarized as follows:
1. Rents Below Market. The 2019 rents were below market rates. This is
supported by the appraisal attached as Exhibit D and summarized below in
Figure 1.
Figure 1
2019
2019
Appraised Difference %
Actual Rent
Residential Rent Rent
Apartment #1 $ 1,075.00 $ 1,400.00 $ 325.00 30%
Apartment #2 $ 1,000.00 $ 1,350.00 $ 350.00 35%
Apartment #3 $ 1,275.00 $ 1,400.00 $ 125.00 10%
Apartment #4 $ 1,400.00 $ 1,500.00 $ 100.00 7%
2. Rent Increases Below Market. The rent control board allows for rent increases
using the annual Consumer Price Index for All Urban Consumers for the Greater
Boston Metro area. Based on Section XV of the rent control application this
would have allowed for an increase of approximately 23.41%. As you can see
from the summary provided in Figure 2 below the actual rent increases since
2019 have been significantly lower than allowed.
Page 1 of 11
Page 159
Figure 2
2019 2026
Difference % Increase
Residential Rent Actual Rent Actual Rent
Apartment #1 $ 1,075.00 $ 1,182.50 $ 107.50 10%
Apartment #2 $ 1,000.00 $ 1,155.00 $ 155.00 16%
Apartment #3 $ 1,275.00 $ 1,455.00 $ 180.00 14%
Apartment #4 $ 1,400.00 $ 1,400.00 $ - 0%
3. Expenses Below Market. This property was a place of business, historically.
As such, most basic expenses that are typically borne by a tenant (water, sewer,
trash, snowplow, lawn care etc.) were not charged by my parents because the
florist shop covered those costs as a business expense. However, the florist
business has closed, but my parents did not change their business model and
continue to bear these expenses as well as additional costs that have been
added like the stormwater fee. Exasperating the expenses borne by my parents
is the recent spike in utility costs. These facts are demonstrated in the Tax Form
8825 attached as Exhibit D for 2019 and Exhibit E for 2024. Expense Line 12 on
these forms show that the utilities increased from $5,853 to $12,341 accounting
for more than a 110% increase in five years. Figure 3 below is a table showing
the difference expenses currently paid for by the landlord versus the tenants.
The costs shown in Figure 3 are the pro rata costs being paid by the landlord for
each of the apartments based on the size of each apartment in relation to the
overall size of the building.
Figure 3
4. Management burden. Now in their eighties, my folks have started experiencing
memory loss. They simply do not understand the ramifications that rent control
has had on their revenue source and it has become apparent that management
of the property is too burdensome. This will require us (their adult children) to
hire a property management firm to perform the day-to-day activities needed.
This service has been estimated at 10% of the gross residential rents.
These special circumstances have combined to produce a profit from the four
residential apartments of $9,822.49 in 2025 (see Figure 4 below). This assumes that
the six months of vacancy were realized at $1,455 per month.
Page 2 of 11
Page 160
Figure 4
Residential Rent Jan-25 Feb-25 Mar-25 Apr-25 May-25 Jun-25 Jul-25 Aug-25 Sep-25 Oct-25 Nov-25 Dec-25 Total
Apartment #1 $ 1,075.00 $ 1,075.00 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 1,182.50 $ 13,975.00
Apartment #2 $ 1,050.00 $ 1,050.00 $ 1,050.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 1,155.00 $ 13,545.00
Apartment #3 $ 1,325.00 $ 1,350.00 Vacancy Vacancy Vacancy Vacancy Vacancy Vacancy $ 1,455.00 $ 1,455.00 $ 1,455.00 $ 1,455.00 $ 8,495.00
Apartment #4 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 1,400.00 $ 16,800.00
Subtotal $ 52,815.00
Commercial Rent Jan-25 Feb-25 Mar-25 Apr-25 May-25 Jun-25 Jul-25 Aug-25 Sep-25 Oct-25 Nov-25 Dec-25 Total
Office $ 1,750.00 $ 1,750.00 $ 1,750.00 $ 1,750.00 $ 1,750.00 $ 1,800.00 $ 1,800.00 $ 1,800.00 $ 1,800.00 $ 1,800.00 $ 1,800.00 $ 1,800.00 $ 21,350.00
Subtotal $ 21,350.00
Total Revenue $ 74,165.00
Total Expense $ 51,722.51
Residential Net $ 1,092.49
Total Net $ 22,442.49
This petition requests approval to adjust the current rent and expenses to realize a fair
return on this property. There are three main elements to the adjustment request as
summarized below.
1. Base Year Adjustment. We request approval to adjust the base year rents to
what was determined by the 2019 fair market appraisal attached as Exhibit D and
summarize above in Figure 1 under the 2019 Appraised Rent column.
2. Rent Increases. Section XV of the petition supports an increase to the rents of
23.41% or $570.65 per unit per month. However, this amount exceeds the
maximum allowed rent increase of 10% in any given 12-month period.
Therefore, we request approval for an annual rent increase over time as
summarized below in Figure 5. This schedule of increases accounts for the
increase in the base rent as well.
3. Pass Through Expenses. Finally, we request approval to pass through the
actual expenses incurred as summarized in Figure 3 to the tenants. These
expenses would be based upon the size of each unit pro rata in relation to the
overall size of the structure. By approving a pass through of the actual expenses
incurred to the tenants, we would not have to make another petition to adjust the
expenses in the future.
Figure 5
Residential Rent Current Year 1 Year 2 Year 3 Year 4 Year 5 Year 6
Apartment #1 $ 1,182.50 $ 1,300.75 $ 1,430.83 $ 1,573.91 $ 1,731.30 $ 1,904.43 $ 1,978.46
Apartment #2 $ 1,155.00 $ 1,270.50 $ 1,397.55 $ 1,537.31 $ 1,691.04 $ 1,860.14 $ 1,950.96
Apartment #3 $ 1,455.00 $ 1,600.50 $ 1,760.55 $ 1,936.61 $ 2,105.05 $ 2,236.76 CPI Adjusted
Apartment #4 $ 1,400.00 $ 1,540.00 $ 1,694.00 $ 1,863.40 $ 2,049.74 $ 2,244.14 CPI Adjusted
In summary, the requested rent increase is a logical and fair proposal to bring the
residential rents for the four units at 963 Washington Avenue more in line with current
market rates as shown in Exhibit G.
Thank you for your consideration of this petition. I look forward to meeting with the
Board to discuss particulars of this case in more detail. In the meantime, please do not
hesitate to contact me by email jeremyhutchings1991@gmail.com or by phone
775.790.3342 with any questions.
Sincerely,
Jeremy J. Hutchings, PE
Attachments
Page 3 of 11
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Exhibit A – Authority to Represent
Page 4 of 11
Page 162
Exhibit B – Representative Photo of The Property
Historically this was Meloon’s Florist.
Page 5 of 11
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Exhibit C – Petition for Rent Board Approved Rent Increase
Page 6 of 11
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City of Portland Permitting and Inspections Department Landlord
Worksheet/Petition for Rent Board Approved Increase Rent Increase using
Fair Return Standard: Maintenance of Net Operating Income (MNOI)
Note to Applicants
All information and documentation provided in this application will be made available to the public,
pursuant to applicable public access laws in the State of Maine. An Applicant may choose to redact
sensitive information contained herein, including, but not limited to bank account information, debit
card or credit card information, government-issued identification information, personal contact
information such as phone numbers, email addresses, tenant or employee names, or other personally
identifying information. The Rent Board may act within its authority to request any additional
information it deems pertinent to the application at hand.
Introductory Information
A landlord is entitled to a fair return on investment, which means an amount sufficient to allow a just and
reasonable rate of return, to encourage the investment of capital in the rental housing market, to fairly
compensate investors for the risks they have assumed, and to achieve minimum constitutionally protected
standards.
Pursuant to the Rent Control Ordinance, the fair return on investment must be calculated using Maintenance of
Net Operating Income (MNOI). This methodology presumes the net operating income the landlord earned from
a Covered unit during the calendar year 2019 yielded a fair return on investment unless the landlord proves
that special or peculiar circumstances prevented the landlord from receiving a fair return on investment during
that period. To qualify for an MNOI increase, the landlord has to file this application for a hearing by the Rent
Board.
1. Presumption of Base Year Net Operating Income
It shall be presumed that the net operating income received by the landlord during the calendar year
2019 (the Base Year) yielded a Fair Return on investment. This presumption may be rebutted, in which
case an adjusted Base Year Net Operating Income shall be used.
2. Fair Return
A landlord has the right to obtain a net operating income equal to the Base Year (2019) net operating
income adjusted by 100% of the percentage increase in the Consumer Price Index (CPI), since the
Base Year. It shall be presumed this standard provides a Fair Return.
3. Base Year:
a. Calendar year 2019 is the Base Year.
b. In the event that a prior determination of the allowable Rent is made pursuant to a Fair Return
petition, if a subsequent petition is filed, the Base Year shall be the year that was considered as
the “current year” in the prior petition.
c. Unless otherwise exempted from the limitation on rent increases by local, state or federal laws
or regulations, if a Rental Unit enters the marketplace for the first time after 2019, the Base
Year shall be the year the Unit entered the marketplace.
4. Current Year
The “current year” shall be the calendar year preceding the petition.
5. CPI (Consumer Price Index)
The annual CPI for the current year for All Urban Consumers for the Greater Boston Metro area (All
Urban Consumers, All Items) provided by the U.S. Bureau of Labor Statistics [Bureau of Labor
Statistics Data (bls.gov)].
6. Limits of Allowable Rent Increases in Any One Year
If the amount of any rent increase granted pursuant to a fair return petition exceeds 10%, the portion in
excess of 10% shall be deferred to the next year or years following the procedure for Banked Rent.
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General Information About the Property
963 Washington Avenue
Street Address: ___________________________________________________________________________
Parcel Numbers(s): 171 A011001
________________________________________________________________________
1981
Year Property Purchased by Current Owner: ____________________________________________________
5
Total Number of Units on the Property: ________________________________________________________
4
Total Number of Units Affected by Proposed Rent Increase: ________________________________________
Are there Rental Units that are Partially or Fully Exempt (circle)? Yes No
A portion of the building is rented
If yes, number of Exempt Rental Units and Basis for Exemption: _____________________________________
to a non-residential use (Unit #5), a bible study group, and therefore fully exempt.
________________________________________________________________________________________
Section 1. Landlord Information
Name: Andrew Hutchings (manager)
__________________________________________________________________________________
Phone(s): 207.233.3189
_______________________________________________________________________________
7 George Perley Road
Business Address: ________________________________________________________________________
Gray, Maine, 04039
City, State, Zip: ___________________________________________________________________________
Business E-mail: ahutchppd@yahoo.com
__________________________________________________________________________
Section 2. Agent Information (if applicable)
Jeremy Hutchings, PE
Name: __________________________________________________________________________________
775.790.3342
Phone(s): _______________________________________________________________________________
1888 Gray Court
Business Address: ________________________________________________________________________
City, State, Zip: Gardnerville, Nevada 89410
___________________________________________________________________________
JeremyHutchings1991@gmail.com
Business E-mail: __________________________________________________________________________
Section 3. Services
Please check the applicable box to identify the manner in which each service is paid.
Paid by Landlord, but Landlord pays service
Tenants pay service
not passed through to and passes cost
directly
Tenants through to Tenants
Gas
✔
Electricity
✔
Water
✔
Sewer
✔
Garbage
✔
Other:
✔
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Section 4. Changes to Services
Briefly describe the services provided to the rental units. Include all services provided and state which services
are provided without additional charge.
We provide many services to the tenants that a landlord would typically charge for. Utilities that we are providing
to the tenants include: gas, water, sewer, and garbage. Additionally, we provide the following services at no
charge to the tenant: stormwater utility fee, snowplowing, lawn care, fire alarm/security, pest control resident
parking, guest parking. We also provide property management of the building ourselves and do most of the
routine maintenance and repair work needed. We also allow pets and do not charge an additional fee or a
higher deposit for the pets.
If there have been any changes to the services listed above or in the responsibility for their payment since the
base year, please explain:
There have not been any changes to the services provided as described above since the base year. However,
we are requesting to pass through pro rata shares of utilities and services.
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Section 5. Income and Expense Explanation and Calculation
Calculation of Net Operating Income
Net operating income shall be calculated by subtracting operating expenses from gross rental income.
Gross Rental Income
Gross rental income includes:
• Scheduled rental income at one hundred percent (100%) occupancy plus all other income or
consideration received or in connection with the use or occupancy of the Rental Unit.
If there is a change in the number of rental units between the Base Year & Current Year, the rental
income and expenses for the same number of units shall be used in calculating the net operating
income for both periods. The purpose of this provision is to provide a fair compensation between the
Base Year and the Current Year.
• Vacant or owner-occupied rental units at the time a petition is filed, that provided rental income in the
Base Year, shall count toward the calculation of gross rental income in the Current Year. The Rent
Program shall attribute rental income calculated on the basis of average rents for comparable units at
the property that were most recently rented. If no comparable units on the property were rented within
the last two years, initial rents for comparable units in the City may be used if there is no other basis for
its calculation.
Gross rental income shall not include:
• Utility charges that are sub-metered, for gas, electricity or water paid directly by the tenant;
• Charges for refuse disposal, sewer service or other services (which are either provided solely on a cost
pass-through basis if they are regulated by state or local law)
Section 6. Operating Expenses
Operating expenses include reasonable costs of operation and maintenance of the Rental Unit, including:
• Management Expenses;
• Utility Costs except a utility that are paid directly by the tenant(s);
• Real Property Taxes Assessed and Paid;
• Insurance;
• License, Registration and other Public Fees;
• Landlord-performed Labor;
• Legal Expenses;
• The Amortized Costs of Capital Improvements; and
• Other Reasonable Operating Expenses.
Operating expenses shall not include the following:
• Mortgage principal or interest payments or other debt service costs and costs associated with obtaining
financing;
• Any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of
any other provision of law;
• Land lease expenses;
• Political contributions and payments to organizations or individuals which are substantially devoted to
legislative lobbying purposes;
• Depreciation;
• Any expenses for which the Landlord has been reimbursed by any utility rebate or discount, Security
Deposit, insurance settlement, judgment for damages, settlement or any other method or device;
• Unreasonable increases in expenses since the Base Year;
• Expenses associated with the provision of master-metered gas and electricity services;
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• Expenses which are attributable to unreasonable delays in performing necessary maintenance or repair
work or the failure to complete necessary replacements. (For example if a roof replacement is
unreasonably delayed, the full cost of the roof replacement would be allowed; however, if interior water
damage occurred as a result of the unreasonable delay, that expense would not be allowable to
support a fair return); and
• Unreasonable Expenses.
Claim for Base Rent Adjustment
A claim may be made for a Base Year Rent Adjustment if the Base Year Rent and/or earlier rent amounts
were disproportionately low. A Base Year Rent Adjustment will be considered if the evidence supporting a
requested adjustment is provided and sufficiently compelling enough to show that special or peculiar
circumstances prevented the landlord from receiving a fair return on investment during that period. Landlords
may rebut the presumption that the Base Year net operating income provided a fair return. If a claim is
made on this basis, the petitioner must complete Section 19, Claim for Adjustment of Base Year Net
Operating Income and Associated Rent Adjusted Claim at the end of this Application.
Check here ✔ if a claim for a Base Year Rent Adjustment is included in this application and complete
Section 18 of this Application.
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Section 7. Income Worksheet
Base Year (2019) 1 Current Year (2025)
Rental Income
1. Gross scheduled rental income (total for 57,000.00 52,815.00
$ __________________ $ __________________
the calendar year) including uncollected rent.
2. Portion Attributable to Vacancy 0.00
$ __________________ 8,100.00
$ __________________
Fees (indicate what fee is for):
3. Late fees 0.00
$ __________________ 0.00
$ __________________
4. List fees, other than utilities, collected for 0.00 0.00
$ __________________ $ __________________
services & amenities not included in rent
5. ____________________________ $ __________________ $ __________________
6. ____________________________ $ __________________ $ __________________
7. ____________________________ $ __________________ $ __________________
Other Income (list separately by type) 2:
8. ____________________________ 0.00
$ __________________ 0.00
$ __________________
9. ____________________________ $ __________________ $ __________________
10. ___________________________ $ __________________ $ __________________
Fees charged by landlord for Utilities
11. Gas 0.00
$ __________________ 0.00
$ __________________
12. Electricity 0.00
$ __________________ 0.00
$ __________________
13. Water 0.00
$ __________________ 0.00
$ __________________
14. Sewer 0.00
$ __________________ 0.00
$ __________________
15. Garbage & Recycling 0.00
$ __________________ 0.00
$ __________________
Other Utilities (list separately by type):
16. ___________________________ 0.00
$ __________________ 0.00
$ __________________
17. ___________________________ $ __________________ $ __________________
18. TOTAL INCOME 57,000.00
$ __________________ 52,815.00
$ __________________
(add only lines 1 and 3-17)
1 or an alternative year in the event of extenuating circumstances.
2 Interest earned by Landlord on Tenant security deposits, other interest, or investment income.
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Section 8. Operating Expense Worksheet
Additional operating expense items can be listed for this worksheet using separate page(s) as needed.
Base Year (2019) Current Year (2025)
1. Assessments $ __________________ $ __________________
2. Real Property Taxes 12,413
$ __________________ 14,209.47
$ __________________
3. License Tax/Fee $ __________________ $ __________________
4. Rent Board Registration Fees $ __________________ $ __________________
5. Insurance 3,581
$ __________________ 4,502.25
$ __________________
6. Accounting 1,565
$ __________________ 3,610.00
$ __________________
7. Legal (explain types of legal expenses) $ __________________ 200.00
$ __________________
8. Manager /Management Services 4,350
$ __________________ 4,450
$ __________________
9. Security 789.16
$ __________________ 789.16
$ __________________
10. Office Supplies $ __________________ 170.36
$ __________________
12. Normal Repairs 4,230
$ __________________ 3,692.59
$ __________________
13. Owner-Performed Labor $ __________________ $ __________________
14. Plumbing Maintenance $ __________________ $ __________________
15. Pool Maintenance $ __________________ $ __________________
16. Landscape Maintenance/snow removal 3,750
$ __________________ 5,300.00
$ __________________
17. Other Maintenance 1,041
$ __________________ 1,749.00
$ __________________
18. Parking Lot/Street Maintenance $ __________________ $ __________________
19. Gas (separately metered only) 5,853
$ __________________ 2,779.90
$ __________________
20. Electricity (separately metered only) $ __________________ $ __________________
21. Water $ __________________ 3,677.05
$ __________________
22. Sewer $ __________________ $ __________________
23. Amortized portion of Capital Expense
(see Sections 10, 11 and 12 column (i)) $ __________________ $ __________________
24. Vandalism Repairs $ __________________ $ __________________
25. Uninsured Damages $ __________________ $ __________________
27. TOTAL OPERATING EXPENSES 37,572.16
$ __________________ 49,907.78
$ __________________
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Section 9. Allowances for Capital Improvements
Operating expenses include the amortized costs of capital improvements plus an interest allowance to cover
the amortization of those costs. A capital improvement shall be any improvement to a unit or property which
materially adds to the value of the property, appreciably prolongs its useful life or adapts it to a new use and
has a useful life of more than one year and a direct cost of $250.00 or more per unit.
Allowances for capital improvements shall be subject to the following conditions:
1. The amortization period shall be in conformance with the schedule adopted by the City, as provided in
Section 11, unless it is determined that an alternate period is justified based on the evidence presented
at the Rent Board hearing.
2. Capital improvement costs do not include costs incurred to bring the Rental Unit into compliance with a
provision of Portland Code or state law where the original installation of the improvement was not in
compliance with code requirements.
Example of a Capital Improvement with Amortized Expenses and an Interest Allowance:
Owner filed a Petition on March 1, 2023 for an individual rent adjustment for a roof that was completed
covering a four-rental unit building. The cost of the Capital Improvement was $20,000 benefiting all four units in
the building. The amortization period for a roof is ten (10) years according to the below tables. The applicable
interest allowance based on the Primary Mortgage Survey is 3.88% + 2% for this example. The calculation of
the capital improvement per month is:
Total Principal &
Capital Improvement Interest Total Interest – Life of
Period Interest – Life of
Cost Allowance Improvement
Improvement
10 years
$20,000 5.88% $26,500.52 $6,500.52
(120 months)
Annual Amortized Cost Monthly Amortized Cost # of Units Monthly Cost per Unit
$2,650.05 $220.84 4 $55.21
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Section 10. Amortization Period of Capital Years
Improvements/Expenses
In amortizing capital improvements/ expenses, the Screen Doors 5
following schedule shall be used to determine the
amortization period of the capital improvements
Fencing and Security* 5
and expenses. Improvements add to the health &
safety of the rental unit.
Management 5
Years
Tenant Assistance 5
Appliances
Air Conditioners* 10
Structural Repair and Retrofitting
Refrigerator* 5
Foundation Repair* 10
Stove* 5
Foundation Replacement* 20
Garbage Disposal 5
Foundation Bolting* 20
Water Heater* 5
Iron or Steel Work 20
Dishwasher 5
Masonry-Chimney Repair* 20
Microwave Oven 5
Shear Wall Installation* 10
Washer/Dryer 5
Electrical Wiring* 10
Elevator* 20
Basic Items
Fans* 5
Fencing
Cabinets* 10
Chain 10
Carpentry 10
Block 10
Counters* 10
Wood 10
Doors* 10
Knobs 5
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Years Years
Fire Systems
Fire Alarm System* 10 Glass
Fire Sprinkler System* 20 Windows* 5
Fire Escape* 10 Doors* 5
Mirrors 5
Flooring/Floor Covering
Hardwood 10 Heating*
Tile and Linoleum 5 Central 10
Carpet 5 Gas 10
Carpet Pad 5 Electric 10
Subfloor 10 Solar 10
Fumigation Tenting* 5 Insulation 10
Furniture 5
Automatic Garage Door Openers* 10 Landscaping
Planting 10
Gates Sprinklers 10
Chain Link 10 Tree Replacement 10
Wrought Iron 10
Wood 10 Lighting
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Years Years
Interior* 10 Decking 10
Exterior* 5 Plastering 10
Exterior Sump Pumps* 10
Locks* 10 Railings* 10
Mailboxes* 10
Meters* 10 Roofing*
Shingle/Asphalt 10
Plumbing Built-up, Tar and Gravel 10
Fixtures* 10 Tile 10
Pipe Replacement* 10 Gutters/Downspouts 10
Re-Pipe Entire Building* 20
Shower Doors* 5 Security*
Entry Telephone Intercom 10
Painting Gates/Doors 10
Interior 5 Fencing 10
Exterior 5 Alarms 10
Paving Sidewalks/Walkways* 10
Asphalt 10 Stairs 10
Cement 10 Stucco 10
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Years
Tilework 10
Wallpaper 5
Window Coverings*
Drapes 5
Shades 5
Screens 5
Awnings 5
Blinds/Mini-blinds 5
Shutters 5
*Capital Improvements generally concern any
change or addition to a unit or property which
materially adds to the value of the property,
appreciably prolongs its useful life or adapts it to a
new use and has a useful life of more than one
year and a direct cost of $250 or more per unit.
The * items are likely capital improvements. Other
items may depend on the circumstances.
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Section 11. Interest Allowance on Capital Improvements
If an amount was reported as an amortized portion of expenses on Section 11, Operating Expense Worksheet, line 23 of the Base Year or current
operating expense table above, complete this section.
An interest allowance may be calculated on the cost of amortized expenses. The interest allowance shall be the interest rate equivalent to the
"average rate" for a thirty-year fixed rate on home mortgages plus two percent (2%). The "average rate" shall be the rate Freddie Mac last published
in its weekly Primary Mortgage Market Survey (PMMS) as of the date of the initial petition. http://www.freddiemac.com/pmms/archive.html
Please use the Microsoft Excel version of this page (available from the Housing Safety Office) or an online amortization calculator to
ensure that your numbers are correct.
Completed Capital Improvement and Expense Worksheet (Base Year)
(a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)
Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
Interest] Unit
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
*Use the amortization table in this Attachment and the information about interest rates.
Total for Base Year [add amounts in column (d)]: $ _______________
Annual Cost for Base Year [add amounts in column (i)]: $ ________________
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Completed Capital Improvement and Expense Worksheet (Current Year)
This list may include any capital expenses that are still being amortized in the current year. For example, if a roof was replaced last year, the
amortized portion may be counted in the current year.
(a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)
Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
Interest] Unit
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
*Use the amortization table in this Attachment and the information about interest rates.
Total for Current Year [add amounts in column (d)]: $ _______________
Annual Cost for Current Year [add amounts in column (i)]: $ ________________
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Section 12. Blank Worksheet (Optional – Available for Petitioner Use)
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Section 13. Owner-Performed Labor
Landlord-performed labor shall be compensated at reasonable hourly rates. However, no Landlord-performed labor shall be included as an
operating expense unless the Landlord submits documentation showing the date, duration, and nature of the work performed. There shall be a
maximum allowed under this provision of five percent (5%) of gross income unless the Landlord demonstrates that greater services were performed
for the benefit of the residents.
Owner Performed Labor – Base Year
Date (or Range) Hours Hourly Rate Units Impacted Type of Work
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
Owner Performed Labor – Current Year
Date Hours Hourly Rate Units Impacted Type of Work
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
____________ _________ ________ _____ ___________________________________________
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Section 14. Planned Capital Improvements
To encourage necessary capital improvements and expenses, a Landlord may include anticipated future expenses for the amortized cost of capital
improvements and expenses in a fair return petition. An allowance shall be made for anticipated expenses that the Landlord intends to incur during
the twenty-four month period following the date of a final Rent Program determination. This procedure should not be used for anticipated expenses
for ordinary maintenance and repairs. The portion of any allowable rent increase attributable to the capital improvement and expense shall not go
into effect until completion has been documented to the Rent Program.
Complete this table only if you are seeking preliminary approval for improvements you plan to complete within the next twenty-four (24)
months. A rent increase cannot be granted until the improvements are completed and documentation of the cost of the improvements
has been reviewed and approved by the City.
(a) (b) (c) (d) (e) (f) (g) (h) (i) (j) (k)
Item # Brief Description # of Units Initial Cost Interest Rate Amortization Interest Total Cost Annual Cost Monthly Monthly
and Expected Date Impacted Allowed* Period (years)* Amount [Principal + Cost Cost Per
of Completion Interest] Unit
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
________________
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
________________
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
________________
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
________________
___ ________________ ______ $ _________ _____% _____ $ ________ $ _________ $ _________ $ ________ $ _______
________________
*Use the amortization table in this Attachment and the information about interest rates.
Proposed Capital Expenses [add amounts in column (d)]: $ _______________
Annual Cost for Proposed Capital Expenses [add amounts in column (i)]: $ ________________
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Section 15. Net Operating Income (NOI)
Net Operating Income = Income – Operating Expenses
Base Year (2019) Current Year (2025)
1. Total Annual Income
57,600
$ ________________
52,815.00
$ ________________
2. Annual Operating 37,572.16
$ ________________
49,907.78
$ ________________
Expenses
3. Net Annual Operating 20,027.84
$ ________________
2,907.22
$ ________________
Income
4. CPI [Annual Average CPI] 281.082 346.889
5. Percent Annual Increase in CPI Base Year to Current Year
23.41
___________ %
Line 4 Current Year-Line 4 Base Year
× 100
Line 4 Base Year
6. Fair Net Annual Operating Income = Base Year Net
Operating Income Adjusted by CPI Increase
23,967.68
$ ________________
Line 5 + 100
× Line 3 Base Year
100
7. Fair Net Annual Operating Income Minus Current Net
Operating Income = Allowable Rent Increase 21,069.07
$ ________________
Line 6 − Line 3 Current Year
8. Allowable Rent Increase/Unit/Month 3
438.94
$ ________________
Line 7 ÷ 12 ÷ # of Units
3 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different
allocation, complete Section 18 Proposed Adjustment Worksheet.
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Section 16. Monthly Rent Worksheet
List the monthly rent, including all fees, charged each tenant, for the twelve (12) months preceding the date of the petition. If the rent was raised
during the twelve-month period preceding the petition, including the amount of any fees, list each rent charged and indicate the date each raise was
implemented. Provide the year and amount of any unused (banked) Annual Increase Percentage (AIP), Tax Rate Rent Adjustment (prior to 2023),
or New Tenancy, or any other rent increase authorized by the Rent Board that have been banked with proper notice to each tenant for future rent
increases.
Unit # Rent AIP & New Date of Increase AIP & New AIP & New Other Comment
Tenant Tenant Taken Tenant Charges
Increase (%) Deferred (Please
(%) specify)
1
___
1,1182.50
$_________ $__________
3/01/2025
____________ ______ % ______ % $ ________ ______________________________
2
___
1,155.00
$_________ $__________
4/1/2025
____________ ______ % ______ % $ ________ ______________________________
3
___
1,455.00
$_________ $__________
9/1/2025
____________ ______ % ______ % $ ________
Vacant from March - August.
______________________________
4
___
1,400.00
$_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
19
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___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________
20
Page 184
Section 17. Proposed Adjustment Worksheet
Use the worksheet below to document current and proposed rents on a per-unit basis. MNOI increases should be distributed on a per capita basis
or proportionally to the square footage or costs and expenses attributed to each unit.
per capita basis
Indicate method of allocation: _____________________________________________________________________________________________
Unit # Base Period Date Tenancy Initial Rent of Date of Last Rent Rent used in Rent as of Date Proposed
Rent Year Commenced Current Tenant/s Increase Current Year Petition Rent
(2019) (mm/dd/yyyy) (mm/dd/yyyy) Income Submitted
Calculation
1
___
1,075.00
$ ______
unknown
____________
1,075.00
$ ________
3/1/2025
___________
1,182.50
$ ________
1,182.50
$ ________
1,846.75
$ ________
2
___
1,050.00
$ ______
unknown
____________
1,050.00
$ ________
4/1/2025
___________
1,155.00
$ ________
1,155.00
$ ________
1,819.25
$ ________
3
___
1,325.00
$ ______
9/1/2025
____________
1,455.00
$ ________
2/1/2025
___________
1,455.00
$ ________
1,455.00
$ ________
2,105.05
$ ________
4
___
1,400.00
$ ______
unknown
____________
1,400.00
$ ________
NA
___________
1,400.00
$ ________
1,400.00
$ ________
2,112.43
$ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
21
Page 185
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
___ $ ______ ____________ $ ________ ___________ $ ________ $ ________ $ ________
22
Page 186
Section 18. CLAIM FOR ADJUSTMENT OF BASE YEAR NET OPERATING INCOME
AND ASSOCIATED RENT ADJUSTED CLAIM
The ordinance dictates that the Rent Board must presume the net operating income the landlord earned from a
covered unit during calendar year 2019 yielded a fair return on investment, unless the landlord proves that
special or peculiar circumstances prevented the landlord from receiving a fair return on investment during that
period. Complete this Section 19 and the following Sections 20 and 21 only if you are seeking an
adjustment in base rent due to special or peculiar circumstances.
Check the factors below that are applicable to your claim.
A. Exceptional Expenses in the Base Year. The landlord’s operating expenses in the base year
were unusually high or low in comparison to other years. In such instances, adjustments may be
made in calculating operating expenses in order that the base year operating expenses reflect
average expenses for the property over a reasonable period of time. Check which factor(s)
contributed to your claim:
a. Extraordinary amounts were expended for necessary maintenance and repairs
b. Maintenance and repair expenditures were exceptionally low as to cause inadequate
maintenance or significant deterioration in the quality of services provide
c. Other expenses were unreasonably high or low notwithstanding the application of
prudent business practices.
B. Exceptional Circumstances in the Base Year. The gross income during the base year was
disproportionately low due to exceptional circumstances. In such instances, adjustments may be
made in calculating base year gross rental income consistent with the purpose of analyzing
base year net operating income. Check which factor(s) contributed to your claim:
a. The gross income during the base year was lower than it might have been because
some residents were charged reduced rent.
b. The gross income during the base year was significantly lower than normal because of
the destruction of the premises and/or temporary relocation for construction or repairs.
c. The pattern of rent increases in the years prior to the base year were less than increases
in the CPI.
C. Other exceptional circumstances: (specify)
Factors A, B, and C all apply. Refer to cover sheet of the application package for a detailed explanation.
If the Rent Board determines that one or more of the above circumstances apply, the calculation of MNOI in
Section 20 will be performed with an Adjusted Gross Income, and that will be substituted for the Section 16
calculations. This figure represents the income that would have been expected absent the exceptional
circumstances. Options for determining Adjusted Gross Income include, but are not limited to:
A. Base year rents charged for any comparable units in the same building.
B. The FY 2019 Fair Market Rents for Portland, ME, reported by the US Department of Housing: 4
Efficiency One-Bedroom Two-Bedroom Three-Bedroom Four-Bedroom
$989 $1,071 $1,387 $1,829 $2,198
4 These values do not include the cost of utilities. If using these numbers, do not include the cost of utilities in the base
year when completing the expense portion of the worksheet.
23
Page 187
C. An appraisal of comparable fair market rental values as of 2019 for units similar to the units that
are the subject of this application which has been prepared by a Maine licensed appraiser and
is attached to this application.
57,000
Actual Gross Income for 2019: $ ____________
67,800
Proposed Adjusted Gross Income for 2019: $ ____________
Briefly describe the method for obtaining the proposed income and attach any relevant documentation in
support of the claim for an adjustment of base year rent.
24
Page 188
Section 19. Income and Operating Expense Worksheet With Adjustment of Base Year
Base Year (2019) Current Year (2025)
Rental Income
1. Adjusted Gross Income (with Adjusted
Base Year as proposed in Section 19) 67,800.00
$ __________________ 52,815.00
$ __________________
2. Portion Attributable to Vacancy
$ __________________ 8,100.00
$ __________________
Fees (indicate what fee is for):
3. Late fees
$ __________________ $ __________________
4. List fees, other than utilities, collected
for services & amenities not included in
rent $ __________________ $ __________________
5. ____________________________
$ __________________ $ __________________
6. ____________________________
$ __________________ $ __________________
7. ____________________________
$ __________________ $ __________________
Other Income (list separately by type)5:
8. ____________________________
$ __________________ $ __________________
9. ____________________________
$ __________________ $ __________________
10. ___________________________
$ __________________ $ __________________
Fees charged by landlord for Utilities
11. Gas
$ __________________ $ __________________
12. Electricity
$ __________________ $ __________________
13. Water
$ __________________ $ __________________
14. Sewer
$ __________________ $ __________________
15. Garbage & Recycling
$ __________________ $ __________________
Other Utilities (list separately by
type):
16. ___________________________ $ __________________ $ __________________
17. ___________________________ $ __________________ $ __________________
18. TOTAL INCOME 67,800.00
$ __________________ 52,815.00
$ __________________
(add only lines 1 and 3-17)
5 Interest earned by Landlord on Tenant security deposits, other interest or investment income.
25
Page 189
Section 20. Calculation of Fair Return Rent Adjustment with Adjustments of Base Year
Amount
Complete only if seeking an adjustment of base year rent.
Base Year (2019) Current Year (2025)
1. Total Annual Income
67,800.00
$ ________________
52,815.00
$ ________________
2. Annual Operating 37,572.16
$ ________________
49,907.78
$ ________________
Expenses
3. Net Annual Operating 30,227.84
$ ________________
2,907.22
$ ________________
Income
4. CPI [Annual Average CPI] 281.082 346.889
5. Percent Annual Increase in CPI Base Year to Current Year
23.41
___________ %
Line 4 Current Year-Line 4 Base Year
× 100
Line 4 Base Year
6. Fair Net Annual Operating Income = Base Year Net
Operating Income Adjusted by CPI Increase
30,298.61
$ ________________
Line 5 + 100
× Line 3 Base Year
100
7. Fair Net Annual Operating Income Minus Current Net
Operating Income = Allowable Rent Increase 27,397.39
$ ________________
Line 6 − Line 3 Current Year
8. Allowable Rent Increase/Unit/Month 6
570.65
$ ________________
Line 7 ÷ 12 ÷ # of Units
6 If applied equally per unit. The Landlord may propose to allocate using a different rational basis. To detail a different
allocation, complete Section 18 Proposed Adjustment Worksheet.
26
Page 190
Section 21. Other Claims
Explain any other claims in support of this application and provide/attach any evidence in support of those
claims. Please use additional pages as appropriate:
Refer to cover letter that summarizes the petition for other claims.
27
Page 191
Exhibit D – 2019 Appraisal
Page 7 of 11
Page 192
963 Washington Ave
Portland, ME 04103
CCRD Book 16704, Pages 245-247
Don & Fran Hutchings
06/01/2020
Lindsay M. Loehlein
LM Appraisals, LLC
25 Hidden Brook Drive
Gorham, ME 04038-2617
(207) 730-0985
LMAppraisalsME@gmail.com
Page 193
LML03202611
963 Washington Ave Portland ME 04103
N/A George H. Meloon, Inc. Cumberland
CCRD Book 16704, Pages 245-247
171-A-011-001 2026 14,300.53
Ocean Avenue (North Deering/East Deering) Map 171, Lot A011 0022.00
SUBJECT
0 0
Private Appraisal
Don & Fran Hutchings N/A
The subject has not been offered for sale within the last 12 months per the MLS.
CONTRACT
65
25
555 37 0
NEIGHBORHOOD
The subject property is bounded to the north by North Deering, to the east by 875 126 10
the Presumpscot River, to the south by Back Cove, and to the west by Morrills Corner. 700 110 0
Portland is a city in Cumberland County which was incorporated in 1632. This recreational and residential community has
remained stable in population from 1920 to 2020 and encompasses 69.4 square miles. The population was 68,408 at the 2020 census, making it
the most populous city in Maine. The City of Portland has its own K-12 school system which operates ten elementary schools, three middle
schools, and four high schools. The subject neighborhood is considered to be a well established Portland neighborhood.
The MLS indicates a shortage of supply with a required exposure time with proper pricing
and marketing of under three months. Additionally, the average price for multi-family homes has statistically increased in Portland by
approximately 16% overall in the past year over the prior year (as of Feb 2025 to Feb 2026).
See attached deed. 0.5285 Acres Irregular/Not Adverse N;Res:CtyStr
B-1 Minimum Lot Size: N/A, Minimum Road Frontage: 20'
SITE Asphalt
Natural Gas None
X 23005C0684F 06/20/2024
No adverse site conditions were noted.
Concrete/Avg Car/VP/Lam/Avg
Vinyl/Avg Drywall/Avg
2 1 1,254 Asphalt/Avg Colonial/Avg
0 Adequate OH Tile/Lam/Avg
Vinyl DH/Avg Fiberglass/Avg
Multi-Use Wood Frame/Avg
1960 Yes/Avg
25 20+
IMPROVEMENTS
0 0 Asphalt
Monitor Oil & NG None None 0
None None 0
None None
4 4 2 0 2 4/4
4 2 1.0 770
4 1 1.0 770
4 2 1.0 704
4 2 1.0 912
No additional features were noted.
The subject is an average multi-use style dwelling
being maintained in good to average overall condition, with no repairs needed. Heating, plumbing, and electrical systems appear to be adequate.
No functional or external obsolescence was noted. The overall functional utility of the subject is average. No physical curable depreciation
noted. The overall appeal for the subject is average.
Page 194
LML03202611
IMPROVEMENTS
Portland's Rent Control Ordinance, approved in November 2020, went into
effect on January 1, 2021. It established a base rent of most rental units in Portland to the rent charged as of June 2020.
963 Washington Ave 42 Deering Ave 416 Brighton Ave 165 Congress St
Portland, ME 04103 Portland, ME 04101 Portland, ME 04102 Portland, ME 04101
2.36 miles S 1.91 miles SW 2.12 miles SE
4,800 5,580 5,345 7,775
1.52 1.86 1.18 1.91
Landlord, Tenant MLS, Public Records MLS, Public Records MLS, Public Records
2020 2020 2020 2020
COMPARABLE RENTAL DATA
Urban Urban Urban Urban
66 152 126 151
Average Average Average Average
3,156 3,004 4,548 4,068
3,156 3,004 5,580 4,548 5,345 4,068 7,775
4 2 1.0 770 5 2 1.0 864 1,450 5 2 1.0 1,137 1,500 3 1 1.0 699 1,475
4 1 1.0 770 4 1 1.0 864 1,250 5 2 1.0 1,137 1,260 4 1 1.0 769 1,500
4 2 1.0 704 5 2 1.0 576 1,530 5 2 1.0 1,137 1,185 4 2 1.0 1,300 2,400
4 2 1.0 912 4 1 1.1 700 1,350 5 2 1.0 1,137 1,400 3 2 1.0 1,300 2,400
Heat, Water, Heat, Water, and Sewer Heat, Water, and Sewer Heat, Water, and Sewer
and Sewer
The three rentals utilized are a mixture of 1-2 bedroom units that are larger and smaller in GBA, but are representative of typical market
rents and adequately reflect the subject in demonstrating estimated market rent.
SUBJECT RENT SCHEDULE
01/01/2020 12/31/2020 1,075 1,075 1,400 1,400
01/01/2020 12/31/2020 1,050 1,050 1,350 1,350
01/01/2020 12/31/2020 1,275 1,275 1,400 1,400
01/01/2020 12/31/2020 1,400 1,400 1,500 1,500
Exact lease dates 4,800 5,650
unknown; all four units rented on a yearly
basis in 2020. 4,800 5,650
The Units are currently being rented for $1,300.75, $1,235.55,
$1,455, and $1,540 per month, respectively. In 2020, the Units were rented for $1,075, $1,050, $1,275, and $1,400 per month, respectively.
The Appraiser estimates market rent, as of June 1, 2020, at $1,400, $1,350, $1,400, and $1,500 per month, respectively.
Public Records, MLS
PRIOR SALE HISTORY
Public Records, MLS
MLS/Public Records MLS/Public Records MLS/Public Records MLS/Public Records
03/26/2026 03/26/2026 03/26/2026 03/26/2026
A review public records indicate that the subject property was
sold/transferred to the current owner(s) on record on 09/04/2001.
Page 195
Assumptions, Limiting Conditions & Scope of Work LML03202611
963 Washington Ave Portland ME 04103
Don & Fran Hutchings N/A
Lindsay M. Loehlein 25 Hidden Brooke Drive, Gorham, ME 04038
INTENDED USER
The Intended User of this appraisal report is the Client. No additional Intended Users are identified by the appraiser.
The purpose of the appraisal is to derive a credible opinion of market rent for the subject property as of the effective date (June 1, 2020). Comparable rentals will
be the basis for deriving an opinion of market value
The appraiser makes no representations regarding hidden, structural, or mechanical conditions. This appraisal is based solely on the data available at the time of valuation
and is subject to revision if new, material information becomes known. The scope of work is considered sufficient for the intended use of assisting in private decision-making
purposes.
HYPOTHETICAL CONDITIONS
The property is analyzed as stabilized at market rent if current rents differ.
Page 196
Certifications LML03202611
963 Washington Ave Portland ME 04103
Don & Fran Hutchings N/A
Lindsay M. Loehlein 25 Hidden Brooke Drive, Gorham, ME 04038
APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct.
- The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by
the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and
conclusions.
- I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties
involved.
- I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
- My engagement in this assignment was not contingent upon developing or reporting predetermined results.
- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction
in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
- My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of
Professional Appraisal Practice that were in effect at the time this report was prepared.
- I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex,
handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or
occupants of the properties in the vicinity of the subject property.
- Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.
- Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.
Additional Certifications:
This report has been digitally signed and electronically transmitted to the intended client. This format is USPAP and secondary market
compliant. Electronically affixing a signature to a report carries the same level of authenticity and responsibility as an ink signature on a
paper copy. This "electronic record" and "electronic signature" are defined in applicable federal and/or state laws.
Although the report was digitally signed and secured by the appraiser, advancement of computer software currently allows for manipulation of
and in the future may allow further manipulation of the appraisal report outside of the appraisers control. The intended client, its successors
and/or assigns, legal entities including the state appraisal board having jurisdiction over the appraiser, are all reminded that per the Uniform
Standards of Professional Appraisal Practice the appraiser retains a copy of the final report as transmitted to the intended client in the
appraisal work file which serves as evidence of the appraisers intended analysis, conclusions and opinion of market value. The appraiser
bears no responsibility for any result which may occur in any transaction which involves a manipulated report.
DEFINITION OF MARKET VALUE *:
Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to
a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated;
2. Both parties are well informed or well advised and acting in what they consider their own best interests;
3. A reasonable time is allowed for exposure in the open market;
4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions
granted by anyone associated with the sale.
* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions
Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System
(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),
and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS,
and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Farin Hutchings Don & Fran Hutchings
balboabeach7@gmail.com N/A
SIGNATURES
Lindsay M. Loehlein
LM Appraisals, LLC
(207) 730-0985
LMAppraisalsME@gmail.com
04/09/2026
AP4875 ME
Licensed Real Estate Appraiser
12/31/2026
03/19/2026
Page 197
In the course of performing appraisals, we may collect what is known as "nonpublic personal information" about you. This
information is used to facilitate the services that we provide to you and may include the information provided to us by you
directly or received by us from others with your authorization.
We do not disclose any nonpublic personal information obtained in the course of our engagement with our clients to
nonaffiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would be to
our employees, and in certain situations, to unrelated third party consultants who need to know that information to assist us in
providing appraisal services to you. All of our employees and any third party consultants we employ are informed that any
information they see as part of an appraisal assignment is to be maintained in strict confidence within the firm.
A disclosure required by law would be a disclosure by us that is ordered by a court of competent jurisdiction with regard to a
legal action to which you are a party.
We will retain records relating to professional services that we have provided to you for a reasonable time so that we are
better able to assist you with your needs. In order to protect your nonpublic personal information from unauthorized access by
third parties, we maintain physical, electronic and procedural safeguards that comply with our professional standards to insure
the security and integrity of your information.
Please feel free to call us any time if you have any questions about the confidentiality of the information that you provide to us.
Page 198
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
16
7
4
Urban
N;Res:CtyStr
0.5285 Acres
66
View Looking Northwest
Page 199
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 200
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 201
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 202
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 203
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 204
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 205
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 206
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
42 Deering Ave
2.36 miles S
18
6
4.1
Urban
Average
152
416 Brighton Ave
1.91 miles SW
20
8
4
Urban
Average
126
165 Congress St
2.12 miles SE
14
6
4
Urban
Average
151
Page 207
Page 208
Page 209
Page 210
Page 211
Page 212
Page 213
Page 214
Exhibit E – 2019 Tax Return Form 8825
Page 8 of 11
Page 215
Exhibit F – 2024 Tax Return Form 8825
Page 9 of 11
Page 216
Exhibit G – 2025 Ledger
Page 10 of 11
Page 217
Account Transactions
Meloons Inc.
Date Range: Jan 01, 2025 to Dec 31, 2025
Report Type: Accrual (Paid & Unpaid)
DATE DESCRIPTION DEBIT CREDIT BALANCE
TD Bank - 6219
Under: Asset > Cash and Bank
Starting Balance $23,454.52
Mar 03, 2025 Created Transfer: Transfer $10,000.00 $33,454.52
Mar 10, 2025 Property taxes - check 1541 $7,059.20 $26,395.32
Apt 3 - security deposit and 1/2
Aug 11, 2025 $2,155.00 $28,550.32
mo rent
Moving 1/2 rent for Apt 3 to
Aug 15, 2025 $700.00 $27,850.32
checking
Totals and Ending Balance $12,155.00 $7,759.20 $27,850.32
Balance Change
$4,395.80
Difference between starting and ending balances
TD Bank 6201
Under: Asset > Cash and Bank
Starting Balance $95,844.72
Jan 01, 2025 January Rents $6,600.00 $102,444.72
Jan 06, 2025 CMP Electrical - check 1574 $129.42 $102,315.30
Jan 06, 2025 Postage - check 1575 $19.36 $102,295.94
Jan 07, 2025 Unitil gas - check 1576 $390.53 $101,905.41
Jan 09, 2025 Water - check 1573 $238.13 $101,667.28
Jan 15, 2025 Storm water - check 1578 $93.00 $101,574.28
Jan 17, 2025 Waste - check 1581 $195.01 $101,379.27
Jan 24, 2025 Telephone - check 1580 $60.82 $101,318.45
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 1 / 27
Page 218
TD Bank 6201
Under: Asset > Cash and Bank
Jan 24, 2025 Water - check 1582 $270.28 $101,048.17
Dean Hanscomb furnace call out
Jan 31, 2025 $350.00 $100,698.17
- check 1583
Coastal Accounting Tax work -
Jan 31, 2025 $1,210.00 $99,488.17
check 1584
Feb 03, 2025 Feb Rent $2,475.00 $101,963.17
Feb 03, 2025 Feb Rent $1,050.00 $103,013.17
Feb 04, 2025 CMP Electrical - check 1585 $148.48 $102,864.69
Feb 11, 2025 Security - check 1586 $215.00 $102,649.69
Feb 12, 2025 Storm water - check 1592 $93.00 $102,556.69
Feb 13, 2025 Pest control - check 1579 $118.00 $102,438.69
Feb 18, 2025 Feb rent $1,750.00 $104,188.69
Feb 18, 2025 Insurance - check 1590 $1,191.75 $102,996.94
Feb 18, 2025 Waste - check 1597 $195.78 $102,801.16
Feb 19, 2025 Snow removal - check 1596 $1,250.00 $101,551.16
Feb 20, 2025 Telephone - check 1593 $60.95 $101,490.21
Ace Hardware Supplies - check
Feb 21, 2025 $126.73 $101,363.48
1588
Feb 24, 2025 Unitil Gas - check 1594 $512.57 $100,850.91
Feb 24, 2025 Roof Cleaning - Check 1599 $200.00 $100,650.91
Feb 25, 2025 Propane - check 1598 $345.29 $100,305.62
Feb 27, 2025 feb Rent $1,350.00 $101,655.62
Feb 27, 2025 Water - check 1600 $289.13 $101,366.49
Feb 27, 2025 Postage - check 1601 $73.00 $101,293.49
Dean Hanscomb Furnace Repairs
Feb 28, 2025 $100.00 $101,193.49
- check 1591
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 2 / 27
Page 219
TD Bank 6201
Under: Asset > Cash and Bank
Mar 03, 2025 march rent $1,400.00 $102,593.49
Mar 03, 2025 Transfer $10,000.00 $92,593.49
Mar 05, 2025 Pest Control - check 1567 $222.00 $92,371.49
Mar 05, 2025 Pest Control - check 1570 $111.00 $92,260.49
Mar 07, 2025 march rent $1,050.00 $93,310.49
Mar 07, 2025 Unitil gas - check 1605 $478.28 $92,832.21
Mar 10, 2025 march rent $1,182.50 $94,014.71
Mar 10, 2025 CMP Electrical - check 1603 $149.17 $93,865.54
Mar 13, 2025 march rent $1,750.00 $95,615.54
Mar 17, 2025 Stormwater - check 1607 $93.00 $95,522.54
Mar 17, 2025 Waste - check 1609 $196.95 $95,325.59
Mar 18, 2025 Telephone - check 1608 $60.95 $95,264.64
Mar 18, 2025 Security - check 1610 $172.56 $95,092.08
Mar 19, 2025 Management Fee - 1613 $1,750.00 $93,342.08
Mar 28, 2025 Pest control - check 1595 $118.00 $93,224.08
Mar 28, 2025 Pest Control - check 1604 $118.00 $93,106.08
Mar 28, 2025 Pest Control - check 1606 $118.00 $92,988.08
Mar 28, 2025 ACH Check reorder $123.25 $92,864.83
Mar 31, 2025 Lawn Care - check 1614 $1,250.00 $91,614.83
Apr 02, 2025 April rent $2,582.50 $94,197.33
Apr 04, 2025 CMP Electrical - check 1615 $128.77 $94,068.56
Apr 04, 2025 Water - check 1616 $451.47 $93,617.09
Pickett's chimney sweep - check
Apr 04, 2025 $1,715.00 $91,902.09
1617
Apr 08, 2025 Plumbing repairs - check 1618 $600.51 $91,301.58
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 3 / 27
Page 220
TD Bank 6201
Under: Asset > Cash and Bank
Apr 09, 2025 Unitil Gas - check 1620 $392.74 $90,908.84
Apr 10, 2025 April Rent $1,155.00 $92,063.84
Apr 11, 2025 April rent $1,750.00 $93,813.84
Apr 14, 2025 Telephone - check 1619 $60.88 $93,752.96
Apr 14, 2025 Waste - check 1622 $197.50 $93,555.46
Apr 15, 2025 Ace hardware - check 1623 $204.17 $93,351.29
Apr 16, 2025 Storm water - check 1624 $93.00 $93,258.29
Apr 18, 2025 Rent refund Apt 3 - check 1621 $1,000.00 $92,258.29
Apr 29, 2025 Water - check 1626 $692.11 $91,566.18
Apr 29, 2025 Deposit return Apt 3- check 1627 $1,325.00 $90,241.18
May 02, 2025 May Rent $3,737.50 $93,978.68
May 02, 2025 CMP Electrical - check 1628 $137.75 $93,840.93
May 05, 2025 Insurance - check 1629 $1,103.50 $92,737.43
May 07, 2025 Unitil Gas - check 1631 $294.43 $92,443.00
May 08, 2025 Pest control - check 1625 $118.00 $92,325.00
May 19, 2025 Plumbing repairs - check 1632 $175.00 $92,150.00
May 27, 2025 may rent $1,750.00 $93,900.00
May 27, 2025 Water - check 1636 $224.87 $93,675.13
May 29, 2025 Waste - check 1633 $196.89 $93,478.24
May 29, 2025 Storm water - check 1634 $100.00 $93,378.24
May 30, 2025 Security - check 1635 $50.00 $93,328.24
Jun 02, 2025 June Rent $2,555.00 $95,883.24
Jun 02, 2025 June Rent $1,182.50 $97,065.74
Reimbursement to AH - Check
Jun 02, 2025 $7,178.00 $89,887.74
1637
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 4 / 27
Page 221
TD Bank 6201
Under: Asset > Cash and Bank
Jun 04, 2025 CMP Electrical - check 1639 $122.76 $89,764.98
Jun 04, 2025 CMP Electrical - check 1638 $34.22 $89,730.76
Bill payment to JDawgs Property
Jun 11, 2025 $250.00 $89,480.76
Management
Jun 16, 2025 June - office rent $1,800.00 $91,280.76
Jun 16, 2025 Storm water - check 1702 $86.00 $91,194.76
Jun 16, 2025 Unitil Gas - check 1701 $178.16 $91,016.60
Jun 16, 2025 Waste - check 1705 $197.70 $90,818.90
Bill #85505 | Payment to Lowes -
Jun 28, 2025 $3,894.44 $86,924.46
Windows Apt 3
Jun 28, 2025 Pest control - check 1630 $118.00 $86,806.46
Jun 30, 2025 Telephone - check 1704 $122.02 $86,684.44
Jun 30, 2025 IRS Refund $468.00 $87,152.44
Bill payment to JDawgs Property
Jul 01, 2025 $250.00 $86,902.44
Management
Bill #June Management |
Jul 01, 2025 $600.00 $86,302.44
Payment to AHUTCH
Bill #377 | Payment to TG
Jul 02, 2025 $2,574.00 $83,728.44
Painters
Jul 02, 2025 July rents $3,737.50 $87,465.94
Jul 04, 2025 Gable vents repairs - Check 1647 $350.00 $87,115.94
Bill #384 | Payment to TG
Jul 07, 2025 $5,226.00 $81,889.94
Painters
Jul 07, 2025 CMP Electrical - Check 1644 $145.68 $81,744.26
Jul 07, 2025 Lawn care - Check 1648 $250.00 $81,494.26
Jul 09, 2025 Water - Check 1645 $208.68 $81,285.58
Jul 09, 2025 Carpentry work - Check 1649 $1,980.00 $79,305.58
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 5 / 27
Page 222
TD Bank 6201
Under: Asset > Cash and Bank
Jul 11, 2025 July rent $1,800.00 $81,105.58
Jul 12, 2025 Unitil gas - Check 1650 $121.11 $80,984.47
Jul 12, 2025 Storm water Check 1651 $93.00 $80,891.47
Jul 12, 2025 Waste - Check 1652 $197.88 $80,693.59
Jul 12, 2025 Telephone - Check 1706 $61.40 $80,632.19
Jul 18, 2025 Water - Check 1653 $208.68 $80,423.51
Bill #91240290 | Payment to
Jul 24, 2025 $250.00 $80,173.51
JDawgs Property Management
Aug 04, 2025 1654- CMP electrical $160.69 $80,012.82
Aug 04, 2025 1657 - Robin's Cleaning Apt 3 $150.00 $79,862.82
Aug 04, 2025 August Rents $3,737.50 $83,600.32
Aug 05, 2025 1655 - Unitil gas $92.28 $83,508.04
Aug 06, 2025 1656 - Waltham Pest - 3 month $354.00 $83,154.04
Aug 08, 2025 1661 - USPS - stamps $78.00 $83,076.04
Aug 11, 2025 August Office rent $1,800.00 $84,876.04
Aug 11, 2025 1659 - Go Netspeed - phone $60.82 $84,815.22
1660 - Apt 3 air purifier, blinds
Aug 12, 2025 $202.08 $84,613.14
and outlet covers
1658 - Ohio Mutual - qtrly
Aug 13, 2025 $1,103.50 $83,509.64
insurance
Aug 13, 2025 1707 - COP - Stormwater $93.00 $83,416.64
Aug 14, 2025 1708 - Cunningham Security $351.60 $83,065.04
Created Transfer: Moving 1/2 rent
Aug 15, 2025 $700.00 $83,765.04
for Apt 3 to checking
Aug 19, 2025 1664 - Casella Waste - dumpster $200.17 $83,564.87
1662-Brian Hawkins Esq - Annual
Aug 19, 2025 $200.00 $83,364.87
State registration
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 6 / 27
Page 223
TD Bank 6201
Under: Asset > Cash and Bank
Aug 20, 2025 1663 - Portland Water District $289.61 $83,075.26
Aug 21, 2025 1665 - CMP $37.62 $83,037.64
ACH- JDawgs - mowing 8/2 and
Aug 27, 2025 $500.00 $82,537.64
8/16
Bill #LH Accounting | Payment to
Sep 01, 2025 $300.00 $82,237.64
LHUTCH
Sep 02, 2025 Sept Rent #4 and #1 $2,582.50 $84,820.14
Check 1666 - Sept CMP
Sep 02, 2025 $136.35 $84,683.79
electricity
Sep 03, 2025 Sept - Apt #2 $1,155.00 $85,838.79
Check 1669 - Sept Waltham Pest
Sep 04, 2025 $118.00 $85,720.79
Services
Sep 04, 2025 Check 1668 - Sept Unitil Gas $87.78 $85,633.01
Sep 08, 2025 Check 1670 - Sept Gonetspeed $60.82 $85,572.19
Check 1671 -Sept City of
Sep 09, 2025 $93.00 $85,479.19
Portland Storm Water
Sep 11, 2025 Sept Rent - Apt #3 $1,455.00 $86,934.19
Check 1672 - Sept Pinetree
Sep 12, 2025 $203.60 $86,730.59
Waste
Sept Rent - Office (offset by
Sep 15, 2025 $1,375.00 $88,105.59
$425 in repairs tenant paid for)
Check 1673 - Sept Portland
Sep 19, 2025 $257.24 $87,848.35
Water District
Sep 23, 2025 ACH - Sept JDawgs Lawncare $250.00 $87,598.35
Sep 30, 2025 Oct Rent - Apt #3 $1,455.00 $89,053.35
Check 1675 - Coastal Accounting
Oct 01, 2025 $2,100.00 $86,953.35
- Tax Filing
Oct 02, 2025 Oct Rents - Apt #2 and 1 $2,337.50 $89,290.85
Oct 02, 2025 Oct Rent - Apt #4 $1,400.00 $90,690.85
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 7 / 27
Page 224
TD Bank 6201
Under: Asset > Cash and Bank
Oct 06, 2025 Check 1674 - Oct CMP Electrical $116.05 $90,574.80
Oct 06, 2025 Check 1678 - Oct Unitil gas $96.91 $90,477.89
Oct 06, 2025 Check 1676 - Oct Dead River $190.51 $90,287.38
Check 1679 - COP Real Estate
Oct 07, 2025 $7,150.27 $83,137.11
Taxes
Check 1681 - Oct COP Storm
Oct 10, 2025 $93.00 $83,044.11
water
Oct 10, 2025 Check 1682 - Oct Pinetree Waste $204.07 $82,840.04
Oct 14, 2025 Oct Rent - Office $1,800.00 $84,640.04
Oct 14, 2025 Check 1680 - Oct Gonetspeed $60.82 $84,579.22
Check 1683 - AHUTCH - august
Oct 16, 2025 $450.00 $84,129.22
labor to get apt 3 ready
Check 1684 - Oct Portland Water
Oct 22, 2025 $257.24 $83,871.98
District
ACH - Oct JDawgs - lawn clean
Oct 31, 2025 $500.00 $83,371.98
up
Nov 03, 2025 Nov Rent #3 and #2 $2,610.00 $85,981.98
Nov 03, 2025 Nov rent #4 and #1 $2,582.50 $88,564.48
Nov 03, 2025 Nov Unitil #1686 $135.11 $88,429.37
Nov 04, 2025 Nov CMP #1685 $138.46 $88,290.91
Nov 06, 2025 AH labor #1709 $100.00 $88,190.91
Nov 13, 2025 Nov Office (partial) $1,375.00 $89,565.91
Nov 13, 2025 Ohio Mutual Insurance #1710 $1,103.50 $88,462.41
Nov 19, 2025 Pine Tree Waste Nov #1714 $204.69 $88,257.72
Nov 19, 2025 Water Nov #1712 $93.00 $88,164.72
Nov 19, 2025 GoNetSpeed Nov #1711 $60.82 $88,103.90
Nov 24, 2025 Pest Control Nov #1713 $118.00 $87,985.90
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 8 / 27
Page 225
TD Bank 6201
Under: Asset > Cash and Bank
Nov 26, 2025 Water Nov #1715 $289.61 $87,696.29
Nov Office balance + Dec #3
Nov 28, 2025 $1,880.00 $89,576.29
prepaid
Dec 03, 2025 Dec Rents - Apt 1,2 and 4 $3,737.50 $93,313.79
Dec 05, 2025 CMP - Check 1716 $229.31 $93,084.48
Dec 07, 2025 GoNet Dec - Check 1687 $60.82 $93,023.66
Dec 09, 2025 Storm Water Dec - Check 1717 $93.00 $92,930.66
Dec 10, 2025 JDawgs Plowing - ACH $150.00 $92,780.66
Dec 10, 2025 Waltham Pest Dec - Check 1718 $118.00 $92,662.66
Dec 15, 2025 Dec Office $1,800.00 $94,462.66
Dec 15, 2025 Waste Dec - Check 1688 $204.84 $94,257.82
Dec 29, 2025 JDawgs Plowing $150.00 $94,107.82
Totals and Ending Balance $74,908.00 $76,644.90 $94,107.82
Balance Change
-$1,736.90
Difference between starting and ending balances
Transfer Clearing
Under: Asset
Starting Balance $0.00
Mar 03, 2025 Transfer $10,000.00 $10,000.00
Mar 03, 2025 Created Transfer: Transfer $10,000.00 $0.00
Moving 1/2 rent for Apt 3 to
Aug 15, 2025 $700.00 $700.00
checking
Created Transfer: Moving 1/2 rent
Aug 15, 2025 $700.00 $0.00
for Apt 3 to checking
Totals and Ending Balance $10,700.00 $10,700.00 $0.00
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 9 / 27
Page 226
Transfer Clearing
Under: Asset
Balance Change
$0.00
Difference between starting and ending balances
Building and Improvements
Under: Asset > Property, Plant, Equipment
Starting Balance $295,193.00
Aug 18, 2025 Windows install Apt 3 (prepaid) $3,894.44 $299,087.44
Totals and Ending Balance $3,894.44 $0.00 $299,087.44
Balance Change
$3,894.44
Difference between starting and ending balances
Prepaid Expense
Under: Asset > Vendor Prepayments and Vendor Credits
Starting Balance $0.00
Reimbursement to AH - Check
Jun 02, 2025 $4,834.10 $4,834.10
1637
Jun 11, 2025 Lowes - Bill 85505 $3,894.44 $8,728.54
Jul 22, 2025 Lowes flooring Apt 3 $4,834.10 $3,894.44
Aug 18, 2025 Windows install Apt 3 (prepaid) $3,894.44 $0.00
Totals and Ending Balance $8,728.54 $8,728.54 $0.00
Balance Change
$0.00
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 10 / 27
Page 227
Accounts Payable
Under: Liability
Starting Balance $0.00
Jun 11, 2025 Lowes - Bill 85505 $3,894.44 $3,894.44
JDawgs Property Management -
Jun 11, 2025 $250.00 $4,144.44
Bill
Bill payment to JDawgs Property
Jun 11, 2025 $250.00 $3,894.44
Management
TG Painters - Bill Apt 3 painting -
Jun 26, 2025 $2,574.00 $6,468.44
Inv 377
JDawgs Property Management -
Jun 27, 2025 $250.00 $6,718.44
Bill
Jun 28, 2025 AHUTCH - Bill June Management $600.00 $7,318.44
Bill #85505 | Payment to Lowes -
Jun 28, 2025 $3,894.44 $3,424.00
Windows Apt 3
Bill payment to JDawgs Property
Jul 01, 2025 $250.00 $3,174.00
Management
Bill #June Management |
Jul 01, 2025 $600.00 $2,574.00
Payment to AHUTCH
Bill #377 | Payment to TG
Jul 02, 2025 $2,574.00 $0.00
Painters
TG Painters - Bill Apt 3 painting
Jul 02, 2025 $5,226.00 $5,226.00
Bal Due - Inv384
Bill #384 | Payment to TG
Jul 07, 2025 $5,226.00 $0.00
Painters
JDawgs Property Management -
Jul 22, 2025 $250.00 $250.00
Bill 91240290
Bill #91240290 | Payment to
Jul 24, 2025 $250.00 $0.00
JDawgs Property Management
Bill #LH Accounting | Payment to
Sep 01, 2025 $300.00 -$300.00
LHUTCH
Sep 30, 2025 LHUTCH - Bill LH Accounting $300.00 $0.00
Totals and Ending Balance $13,344.44 $13,344.44 $0.00
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 11 / 27
Page 228
Accounts Payable
Under: Liability
Balance Change
$0.00
Difference between starting and ending balances
Prepaid Rents
Under: Liability > Customer Prepayments and Customer Credits
Starting Balance $0.00
Sep 30, 2025 Oct Rent - Apt #3 $1,455.00 $1,455.00
Oct 01, 2025 Record Oct rent paid in Sept #3 $1,455.00 $0.00
Nov Office balance + Dec #3
Nov 28, 2025 $1,455.00 $1,455.00
prepaid
Dec 01, 2025 Apt 3 Dec Rent paid in Nov $1,455.00 $0.00
Totals and Ending Balance $2,910.00 $2,910.00 $0.00
Balance Change
$0.00
Difference between starting and ending balances
Rental Deposits
Under: Liability > Customer Prepayments and Customer Credits
Starting Balance $6,850.00
Apr 29, 2025 Deposit return Apt 3- check 1627 $1,325.00 $5,525.00
Apt 3 - security deposit and 1/2
Aug 11, 2025 $1,455.00 $6,980.00
mo rent
Totals and Ending Balance $1,325.00 $1,455.00 $6,980.00
Balance Change
$130.00
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 12 / 27
Page 229
Rent - Apt 1
Under: Income > Income
Starting Balance $2,375.00
Jan 01, 2025 January Rents $1,075.00 $3,450.00
Feb 03, 2025 Feb Rent $1,075.00 $4,525.00
Mar 10, 2025 march rent $1,182.50 $5,707.50
Apr 02, 2025 April rent $1,182.50 $6,890.00
May 02, 2025 May Rent $1,182.50 $8,072.50
Jun 02, 2025 June Rent $1,182.50 $9,255.00
Jul 02, 2025 July rents $1,182.50 $10,437.50
Aug 04, 2025 August Rents $1,182.50 $11,620.00
Sep 02, 2025 Sept Rent #4 and #1 $1,182.50 $12,802.50
Oct 02, 2025 Oct Rents - Apt #2 and 1 $1,182.50 $13,985.00
Nov 03, 2025 Nov rent #4 and #1 $1,182.50 $15,167.50
Dec 03, 2025 Dec Rents - Apt 1,2 and 4 $1,182.50 $16,350.00
Totals and Ending Balance $0.00 $13,975.00 $16,350.00
Balance Change
$13,975.00
Difference between starting and ending balances
Rent - Apt 2
Under: Income > Income
Starting Balance $5,030.95
Jan 01, 2025 January Rents $1,050.00 $6,080.95
Feb 03, 2025 Feb Rent $1,050.00 $7,130.95
Mar 07, 2025 march rent $1,050.00 $8,180.95
Apr 10, 2025 April Rent $1,155.00 $9,335.95
May 02, 2025 May Rent $1,155.00 $10,490.95
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 13 / 27
Page 230
Rent - Apt 2
Under: Income > Income
Jun 02, 2025 June Rent $1,155.00 $11,645.95
Jul 02, 2025 July rents $1,155.00 $12,800.95
Aug 04, 2025 August Rents $1,155.00 $13,955.95
Sep 03, 2025 Sept - Apt #2 $1,155.00 $15,110.95
Oct 02, 2025 Oct Rents - Apt #2 and 1 $1,155.00 $16,265.95
Nov 03, 2025 Nov Rent #3 and #2 $1,155.00 $17,420.95
Dec 03, 2025 Dec Rents - Apt 1,2 and 4 $1,155.00 $18,575.95
Totals and Ending Balance $0.00 $13,545.00 $18,575.95
Balance Change
$13,545.00
Difference between starting and ending balances
Rent - Apt 3
Under: Income > Income
Starting Balance $6,625.00
Jan 01, 2025 January Rents $1,325.00 $7,950.00
Feb 27, 2025 feb Rent $1,350.00 $9,300.00
Apr 18, 2025 Rent refund Apt 3 - check 1621 $1,000.00 $8,300.00
Apt 3 - security deposit and 1/2
Aug 11, 2025 $700.00 $9,000.00
mo rent
Sep 11, 2025 Sept Rent - Apt #3 $1,455.00 $10,455.00
Oct 01, 2025 Record Oct rent paid in Sept #3 $1,455.00 $11,910.00
Nov 03, 2025 Nov Rent #3 and #2 $1,455.00 $13,365.00
Dec 01, 2025 Apt 3 dec Rent paid in Nov $1,455.00 $14,820.00
Totals and Ending Balance $1,000.00 $9,195.00 $14,820.00
Balance Change
$8,195.00
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 14 / 27
Page 231
Rent - Apt 4
Under: Income > Income
Starting Balance $7,000.00
Jan 01, 2025 January Rents $1,400.00 $8,400.00
Feb 03, 2025 Feb Rent $1,400.00 $9,800.00
Mar 03, 2025 march rent $1,400.00 $11,200.00
Apr 02, 2025 April rent $1,400.00 $12,600.00
May 02, 2025 May Rent $1,400.00 $14,000.00
Jun 02, 2025 June Rent $1,400.00 $15,400.00
Jul 02, 2025 July rents $1,400.00 $16,800.00
Aug 04, 2025 August Rents $1,400.00 $18,200.00
Sep 02, 2025 Sept Rent #4 and #1 $1,400.00 $19,600.00
Oct 02, 2025 Oct Rent - Apt #4 $1,400.00 $21,000.00
Nov 03, 2025 Nov rent #4 and #1 $1,400.00 $22,400.00
Dec 03, 2025 Dec Rents - Apt 1,2 and 4 $1,400.00 $23,800.00
Totals and Ending Balance $0.00 $16,800.00 $23,800.00
Balance Change
$16,800.00
Difference between starting and ending balances
Rent - Office
Under: Income > Income
Starting Balance $8,750.00
Jan 01, 2025 January Rents $1,750.00 $10,500.00
Feb 18, 2025 Feb rent $1,750.00 $12,250.00
Mar 13, 2025 march rent $1,750.00 $14,000.00
Apr 11, 2025 April rent $1,750.00 $15,750.00
May 27, 2025 may rent $1,750.00 $17,500.00
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 15 / 27
Page 232
Rent - Office
Under: Income > Income
Jun 16, 2025 June - office rent $1,800.00 $19,300.00
Jul 11, 2025 July rent $1,800.00 $21,100.00
Aug 11, 2025 August Office rent $1,800.00 $22,900.00
Sept Rent - Office (offset by
Sep 15, 2025 $1,375.00 $24,275.00
$425 in repairs tenant paid for)
Oct 14, 2025 Oct Rent - Office $1,800.00 $26,075.00
Nov 13, 2025 Nov Office (partial) $1,375.00 $27,450.00
Nov Office balance + Dec #3
Nov 28, 2025 $425.00 $27,875.00
prepaid
Dec 15, 2025 Dec Office $1,800.00 $29,675.00
Totals and Ending Balance $0.00 $20,925.00 $29,675.00
Balance Change
$20,925.00
Difference between starting and ending balances
Uncategorized Income
Under: Income > Uncategorized Income
Starting Balance $0.00
Jun 30, 2025 IRS Refund $468.00 $468.00
Totals and Ending Balance $0.00 $468.00 $468.00
Balance Change
$468.00
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 16 / 27
Page 233
Accounting Fees
Under: Expense > Operating Expense
Starting Balance $0.00
Coastal Accounting Tax work -
Jan 31, 2025 $1,210.00 $1,210.00
check 1584
Sep 30, 2025 LHUTCH - Bill LH Accounting $300.00 $1,510.00
Check 1675 - Coastal Accounting
Oct 01, 2025 $2,100.00 $3,610.00
- Tax Filing
Totals and Ending Balance $3,610.00 $0.00 $3,610.00
Balance Change
$3,610.00
Difference between starting and ending balances
Bank Service Charges
Under: Expense > Operating Expense
Starting Balance $0.00
Mar 28, 2025 ACH Check reorder $123.25 $123.25
Totals and Ending Balance $123.25 $0.00 $123.25
Balance Change
$123.25
Difference between starting and ending balances
Building Security
Under: Expense > Operating Expense
Starting Balance $351.60
Feb 11, 2025 Security - check 1586 $215.00 $566.60
Mar 18, 2025 Security - check 1610 $172.56 $739.16
May 30, 2025 Security - check 1635 $50.00 $789.16
Aug 14, 2025 1708 - Cunningham Security $351.60 $1,140.76
Totals and Ending Balance $789.16 $0.00 $1,140.76
Balance Change
$789.16
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 17 / 27
Page 234
Insurance
Under: Expense > Operating Expense
Starting Balance $2,383.50
Feb 18, 2025 Insurance - check 1590 $1,191.75 $3,575.25
May 05, 2025 Insurance - check 1629 $1,103.50 $4,678.75
1658 - Ohio Mutual - qtrly
Aug 13, 2025 $1,103.50 $5,782.25
insurance
Nov 13, 2025 Ohio Mutual Insurance #1710 $1,103.50 $6,885.75
Totals and Ending Balance $4,502.25 $0.00 $6,885.75
Balance Change
$4,502.25
Difference between starting and ending balances
Lawn Care and Snow removal
Under: Expense > Operating Expense
Starting Balance $0.00
Feb 19, 2025 Snow removal - check 1596 $1,250.00 $1,250.00
Mar 31, 2025 Lawn Care - check 1614 $1,250.00 $2,500.00
Reimbursement to AH - Check
Jun 02, 2025 $250.00 $2,750.00
1637
JDawgs Property Management -
Jun 11, 2025 $250.00 $3,000.00
Bill
JDawgs Property Management -
Jun 27, 2025 $250.00 $3,250.00
Bill
Jul 07, 2025 Lawn care - Check 1648 $250.00 $3,500.00
JDawgs Property Management -
Jul 22, 2025 $250.00 $3,750.00
Bill 91240290
ACH- JDawgs - mowing 8/2 and
Aug 27, 2025 $500.00 $4,250.00
8/16
Sep 23, 2025 ACH - Sept JDawgs Lawncare $250.00 $4,500.00
ACH - Oct JDawgs - lawn clean
Oct 31, 2025 $500.00 $5,000.00
up
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 18 / 27
Page 235
Lawn Care and Snow removal
Under: Expense > Operating Expense
Dec 10, 2025 JDawgs Plowing - ACH $150.00 $5,150.00
Dec 29, 2025 JDawgs Plowing $150.00 $5,300.00
Totals and Ending Balance $5,300.00 $0.00 $5,300.00
Balance Change
$5,300.00
Difference between starting and ending balances
Management Fee
Under: Expense > Operating Expense
Starting Balance $0.00
Mar 19, 2025 Management Fee - 1613 $1,750.00 $1,750.00
Reimbursement to AH - Check
Jun 02, 2025 $2,000.00 $3,750.00
1637
Jun 28, 2025 AHUTCH - Bill June Management $600.00 $4,350.00
Nov 06, 2025 AH labor #1709 $100.00 $4,450.00
Totals and Ending Balance $4,450.00 $0.00 $4,450.00
Balance Change
$4,450.00
Difference between starting and ending balances
Pest Control
Under: Expense > Operating Expense
Starting Balance $0.00
Feb 13, 2025 Pest control - check 1579 $118.00 $118.00
Mar 05, 2025 Pest Control - check 1567 $222.00 $340.00
Mar 05, 2025 Pest Control - check 1570 $111.00 $451.00
Mar 28, 2025 Pest control - check 1595 $118.00 $569.00
Mar 28, 2025 Pest Control - check 1604 $118.00 $687.00
Mar 28, 2025 Pest Control - check 1606 $118.00 $805.00
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 19 / 27
Page 236
Pest Control
Under: Expense > Operating Expense
May 08, 2025 Pest control - check 1625 $118.00 $923.00
Jun 28, 2025 Pest control - check 1630 $118.00 $1,041.00
Aug 06, 2025 1656 - Waltham Pest - 3 month $354.00 $1,395.00
Check 1669 - Sept Waltham Pest
Sep 04, 2025 $118.00 $1,513.00
Services
Nov 24, 2025 Pest Control Nov #1713 $118.00 $1,631.00
Dec 10, 2025 Waltham Pest Dec - Check 1718 $118.00 $1,749.00
Totals and Ending Balance $1,749.00 $0.00 $1,749.00
Balance Change
$1,749.00
Difference between starting and ending balances
Postage & Delivery
Under: Expense > Operating Expense
Starting Balance $112.68
Jan 06, 2025 Postage - check 1575 $19.36 $132.04
Feb 27, 2025 Postage - check 1601 $73.00 $205.04
Aug 08, 2025 1661 - USPS - stamps $78.00 $283.04
Totals and Ending Balance $170.36 $0.00 $283.04
Balance Change
$170.36
Difference between starting and ending balances
Professional Fees
Under: Expense > Operating Expense
Starting Balance $0.00
1662-Brian Hawkins Esq - Annual
Aug 19, 2025 $200.00 $200.00
State registration
Check 1683 - AHUTCH - august
Oct 16, 2025 $450.00 $650.00
labor to get apt 3 ready
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 20 / 27
Page 237
Professional Fees
Under: Expense > Operating Expense
Totals and Ending Balance $650.00 $0.00 $650.00
Balance Change
$650.00
Difference between starting and ending balances
Repairs & Maintenance
Under: Expense > Operating Expense
Starting Balance $2,480.06
Dean Hanscomb furnace call out
Jan 31, 2025 $350.00 $2,830.06
- check 1583
Feb 24, 2025 Roof Cleaning - Check 1599 $200.00 $3,030.06
Dean Hanscomb Furnace Repairs
Feb 28, 2025 $100.00 $3,130.06
- check 1591
Pickett's chimney sweep - check
Apr 04, 2025 $1,715.00 $4,845.06
1617
Apr 08, 2025 Plumbing repairs - check 1618 $600.51 $5,445.57
May 19, 2025 Plumbing repairs - check 1632 $175.00 $5,620.57
TG Painters - Bill Apt 3 painting -
Jun 26, 2025 $2,574.00 $8,194.57
Inv 377
TG Painters - Bill Apt 3 painting
Jul 02, 2025 $5,226.00 $13,420.57
Bal Due - Inv384
Jul 04, 2025 Gable vents repairs - Check 1647 $350.00 $13,770.57
Jul 09, 2025 Carpentry work - Check 1649 $1,980.00 $15,750.57
Jul 22, 2025 Lowes flooring Apt 3 $4,834.10 $20,584.67
Aug 04, 2025 1657 - Robin's Cleaning Apt 3 $150.00 $20,734.67
1660 - Apt 3 air purifier, blinds
Aug 12, 2025 $202.08 $20,936.75
and outlet covers
Totals and Ending Balance $18,456.69 $0.00 $20,936.75
Balance Change
$18,456.69
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 21 / 27
Page 238
Supplies
Under: Expense > Operating Expense
Starting Balance $266.22
Ace Hardware Supplies - check
Feb 21, 2025 $126.73 $392.95
1588
Apr 15, 2025 Ace hardware - check 1623 $204.17 $597.12
Reimbursement to AH - Check
Jun 02, 2025 $93.90 $691.02
1637
Totals and Ending Balance $424.80 $0.00 $691.02
Balance Change
$424.80
Difference between starting and ending balances
Taxes – Property
Under: Expense > Operating Expense
Starting Balance $7,059.21
Mar 10, 2025 Property taxes - check 1541 $7,059.20 $14,118.41
Check 1679 - COP Real Estate
Oct 07, 2025 $7,150.27 $21,268.68
Taxes
Totals and Ending Balance $14,209.47 $0.00 $21,268.68
Balance Change
$14,209.47
Difference between starting and ending balances
Telephone – Land Line
Under: Expense > Operating Expense
Starting Balance $304.51
Jan 24, 2025 Telephone - check 1580 $60.82 $365.33
Feb 20, 2025 Telephone - check 1593 $60.95 $426.28
Mar 18, 2025 Telephone - check 1608 $60.95 $487.23
Apr 14, 2025 Telephone - check 1619 $60.88 $548.11
Jun 30, 2025 Telephone - check 1704 $122.02 $670.13
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 22 / 27
Page 239
Telephone – Land Line
Under: Expense > Operating Expense
Jul 12, 2025 Telephone - Check 1706 $61.40 $731.53
Aug 11, 2025 1659 - Go Netspeed - phone $60.82 $792.35
Sep 08, 2025 Check 1670 - Sept Gonetspeed $60.82 $853.17
Oct 14, 2025 Check 1680 - Oct Gonetspeed $60.82 $913.99
Nov 19, 2025 GoNetSpeed Nov #1711 $60.82 $974.81
Dec 07, 2025 GoNet Dec - Check 1687 $60.82 $1,035.63
Totals and Ending Balance $731.12 $0.00 $1,035.63
Balance Change
$731.12
Difference between starting and ending balances
Utilities - Electrical
Under: Expense > Operating Expense
Starting Balance $460.23
Jan 06, 2025 CMP Electrical - check 1574 $129.42 $589.65
Feb 04, 2025 CMP Electrical - check 1585 $148.48 $738.13
Mar 10, 2025 CMP Electrical - check 1603 $149.17 $887.30
Apr 04, 2025 CMP Electrical - check 1615 $128.77 $1,016.07
May 02, 2025 CMP Electrical - check 1628 $137.75 $1,153.82
Jun 04, 2025 CMP Electrical - check 1639 $122.76 $1,276.58
Jun 04, 2025 CMP Electrical - check 1638 $34.22 $1,310.80
Jul 07, 2025 CMP Electrical - Check 1644 $145.68 $1,456.48
Aug 04, 2025 1654- CMP electrical $160.69 $1,617.17
Aug 21, 2025 1665 - CMP $37.62 $1,654.79
Check 1666 - Sept CMP
Sep 02, 2025 $136.35 $1,791.14
electricity
Oct 06, 2025 Check 1674 - Oct CMP Electrical $116.05 $1,907.19
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 23 / 27
Page 240
Utilities - Electrical
Under: Expense > Operating Expense
Nov 04, 2025 Nov CMP #1685 $138.46 $2,045.65
Dec 05, 2025 CMP - Check 1716 $229.31 $2,274.96
Totals and Ending Balance $1,814.73 $0.00 $2,274.96
Balance Change
$1,814.73
Difference between starting and ending balances
Utilities - Gas
Under: Expense > Operating Expense
Starting Balance $633.26
Jan 07, 2025 Unitil gas - check 1576 $390.53 $1,023.79
Feb 24, 2025 Unitil Gas - check 1594 $512.57 $1,536.36
Mar 07, 2025 Unitil gas - check 1605 $478.28 $2,014.64
Apr 09, 2025 Unitil Gas - check 1620 $392.74 $2,407.38
May 07, 2025 Unitil Gas - check 1631 $294.43 $2,701.81
Jun 16, 2025 Unitil Gas - check 1701 $178.16 $2,879.97
Jul 12, 2025 Unitil gas - Check 1650 $121.11 $3,001.08
Aug 05, 2025 1655 - Unitil gas $92.28 $3,093.36
Sep 04, 2025 Check 1668 - Sept Unitil Gas $87.78 $3,181.14
Oct 06, 2025 Check 1678 - Oct Unitil gas $96.91 $3,278.05
Nov 03, 2025 Nov Unitil #1686 $135.11 $3,413.16
Totals and Ending Balance $2,779.90 $0.00 $3,413.16
Balance Change
$2,779.90
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 24 / 27
Page 241
Utilities - propane / k-1
Under: Expense > Operating Expense
Starting Balance $0.00
Feb 25, 2025 Propane - check 1598 $345.29 $345.29
Oct 06, 2025 Check 1676 - Oct Dead River $190.51 $535.80
Totals and Ending Balance $535.80 $0.00 $535.80
Balance Change
$535.80
Difference between starting and ending balances
Utilities - Stormwater
Under: Expense > Operating Expense
Starting Balance $279.00
Jan 15, 2025 Storm water - check 1578 $93.00 $372.00
Feb 12, 2025 Storm water - check 1592 $93.00 $465.00
Mar 17, 2025 Stormwater - check 1607 $93.00 $558.00
Apr 16, 2025 Storm water - check 1624 $93.00 $651.00
May 29, 2025 Storm water - check 1634 $100.00 $751.00
Jun 16, 2025 Storm water - check 1702 $86.00 $837.00
Jul 12, 2025 Storm water Check 1651 $93.00 $930.00
Aug 13, 2025 1707 - COP - Stormwater $93.00 $1,023.00
Check 1671 -Sept City of
Sep 09, 2025 $93.00 $1,116.00
Portland Storm Water
Check 1681 - Oct COP Storm
Oct 10, 2025 $93.00 $1,209.00
water
Nov 19, 2025 Water Nov #1712 $93.00 $1,302.00
Dec 09, 2025 Storm Water Dec - Check 1717 $93.00 $1,395.00
Totals and Ending Balance $1,116.00 $0.00 $1,395.00
Balance Change
$1,116.00
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 25 / 27
Page 242
Utilities - Trash
Under: Expense > Operating Expense
Starting Balance $931.73
Jan 17, 2025 Waste - check 1581 $195.01 $1,126.74
Feb 18, 2025 Waste - check 1597 $195.78 $1,322.52
Mar 17, 2025 Waste - check 1609 $196.95 $1,519.47
Apr 14, 2025 Waste - check 1622 $197.50 $1,716.97
May 29, 2025 Waste - check 1633 $196.89 $1,913.86
Jun 16, 2025 Waste - check 1705 $197.70 $2,111.56
Jul 12, 2025 Waste - Check 1652 $197.88 $2,309.44
Aug 19, 2025 1664 - Casella Waste - dumpster $200.17 $2,509.61
Check 1672 - Sept Pinetree
Sep 12, 2025 $203.60 $2,713.21
Waste
Oct 10, 2025 Check 1682 - Oct Pinetree Waste $204.07 $2,917.28
Nov 19, 2025 Pine Tree Waste Nov #1714 $204.69 $3,121.97
Dec 15, 2025 Waste Dec - Check 1688 $204.84 $3,326.81
Totals and Ending Balance $2,395.08 $0.00 $3,326.81
Balance Change
$2,395.08
Difference between starting and ending balances
Utilities - Water
Under: Expense > Operating Expense
Starting Balance $984.01
Jan 09, 2025 Water - check 1573 $238.13 $1,222.14
Jan 24, 2025 Water - check 1582 $270.28 $1,492.42
Feb 27, 2025 Water - check 1600 $289.13 $1,781.55
Apr 04, 2025 Water - check 1616 $451.47 $2,233.02
Apr 29, 2025 Water - check 1626 $692.11 $2,925.13
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 26 / 27
Page 243
Utilities - Water
Under: Expense > Operating Expense
May 27, 2025 Water - check 1636 $224.87 $3,150.00
Jul 09, 2025 Water - Check 1645 $208.68 $3,358.68
Jul 18, 2025 Water - Check 1653 $208.68 $3,567.36
Aug 20, 2025 1663 - Portland Water District $289.61 $3,856.97
Check 1673 - Sept Portland
Sep 19, 2025 $257.24 $4,114.21
Water District
Check 1684 - Oct Portland Water
Oct 22, 2025 $257.24 $4,371.45
District
Nov 26, 2025 Water Nov #1715 $289.61 $4,661.06
Totals and Ending Balance $3,677.05 $0.00 $4,661.06
Balance Change
$3,677.05
Difference between starting and ending balances
Account Transactions - Meloons Inc. Created on Apr 18, 2026
Date Range: Jan 01, 2025 to Dec 31, 2025 Page 27 / 27
Page 244
Exhibit H – 2026 Appraisal
Page 11 of 11
Page 245
963 Washington Ave
Portland, ME 04103
CCRD Book 16704, Pages 245-247
Don & Fran Hutchings
03/19/2026
Lindsay M. Loehlein
LM Appraisals, LLC
25 Hidden Brook Drive
Gorham, ME 04038-2617
(207) 730-0985
LMAppraisalsME@gmail.com
Page 246
LML03202611
963 Washington Ave Portland ME 04103
N/A George H. Meloon, Inc. Cumberland
CCRD Book 16704, Pages 245-247
171-A-011-001 2026 14,300.53
Ocean Avenue (North Deering/East Deering) Map 171, Lot A011 0022.00
SUBJECT
0 0
Private Appraisal
Don & Fran Hutchings N/A
The subject has not been offered for sale within the last 12 months per the MLS.
CONTRACT
65
25
555 37 0
NEIGHBORHOOD
The subject property is bounded to the north by North Deering, to the east by 875 126 10
the Presumpscot River, to the south by Back Cove, and to the west by Morrills Corner. 700 110 0
Portland is a city in Cumberland County which was incorporated in 1632. This recreational and residential community has
remained stable in population from 1920 to 2020 and encompasses 69.4 square miles. The population was 68,408 at the 2020 census, making it
the most populous city in Maine. The City of Portland has its own K-12 school system which operates ten elementary schools, three middle
schools, and four high schools. The subject neighborhood is considered to be a well established Portland neighborhood.
The MLS indicates a shortage of supply with a required exposure time with proper pricing
and marketing of under three months. Additionally, the average price for multi-family homes has statistically increased in Portland by
approximately 16% overall in the past year over the prior year (as of Feb 2025 to Feb 2026).
See attached deed. 0.5285 Acres Irregular/Not Adverse N;Res:CtyStr
B-1 Minimum Lot Size: N/A, Minimum Road Frontage: 20'
SITE Asphalt
Natural Gas None
X 23005C0684F 06/20/2024
No adverse site conditions were noted.
Concrete/Avg Car/VP/Lam/Avg
Vinyl/Avg Drywall/Avg
2 1 1,254 Asphalt/Avg Colonial/Avg
0 Adequate OH Tile/Lam/Avg
Vinyl DH/Avg Fiberglass/Avg
Multi-Use Wood Frame/Avg
1960 Yes/Avg
25 20+
IMPROVEMENTS
0 0 Asphalt
Monitor Oil & NG None None 0
None None 0
None None
4 4 2 0 2 4/4
4 2 1.0 770
4 1 1.0 770
4 2 1.0 704
4 2 1.0 912
No additional features were noted.
The subject is an average multi-use style dwelling
being maintained in good to average overall condition, with no repairs needed. Heating, plumbing, and electrical systems appear to be adequate.
No functional or external obsolescence was noted. The overall functional utility of the subject is average. No physical curable depreciation
noted. The overall appeal for the subject is average.
Page 247
LML03202611
IMPROVEMENTS
Portland's Rent Control Ordinance, approved in November 2020, went into
effect on January 1, 2021. It established a base rent of most rental units in Portland to the rent charged as of June 2020.
963 Washington Ave 34 Deering Ave 416 Brighton Ave 101 Congress St
Portland, ME 04103 Portland, ME 04101 Portland, ME 04102 Portland, ME 04101
2.38 miles S 1.91 miles SW 2.10 miles SE
5,531.3 6,640 7,550 6,067.98
1.75 2.55 1.66 2.02
Landlord, Tenant MLS, Public Records MLS, Public Records MLS, Public Records
Current/T.A.W As of 04/2026 As of 08/2025 As of 11/2025
COMPARABLE RENTAL DATA
Urban Urban Urban Urban
66 132 126 139
Average Average Average Average
3,156 2,607 4,548 3,003
3,156 2,607 6,640 4,548 7,550 3,003 6,067.98
4 2 1.0 770 4 2 1.0 1,095 1,800 5 2 1.0 1,137 1,650 5 2 1.0 823 1,568.25
4 1 1.0 770 2 1 1.0 336 1,250 5 2 1.0 1,137 1,800 5 2 1.0 768 1,395
4 2 1.0 704 4 2 1.0 759 2,000 5 2 1.0 1,137 2,100 5 2 1.0 733 1,751.73
4 2 1.0 912 4 1 1.0 417 1,590 5 2 1.0 1,137 2,000 5 2 1.0 679 1,353
Heat, Water, Heat, Electric, Water, and Sewer Heat, Water, and Sewer Water and Sewer
and Sewer
The three rentals utilized are a mixture of 1-2 bedroom units that are larger and smaller in GBA, but are representative of typical market
rents and adequately reflect the subject in demonstrating estimated market rent.
SUBJECT RENT SCHEDULE
T.A.W. T.A.W. 1,300.75 1,300.75 1,700 1,700
T.A.W. T.A.W. 1,235.55 1,235.55 1,600 1,600
T.A.W. T.A.W. 1,455 1,455 1,700 1,700
T.A.W. T.A.W. 1,540 1,540 1,800 1,800
5,531.3 6,800
5,531.3 6,800
The Units are currently being rented for $1,300.75, $1,235.55,
$1,455, and $1,540 per month, respectively. The Appraiser estimates current market rent at $1,700, $1,600, $1,700, and $1,800 per month,
respectively.
Public Records, MLS
PRIOR SALE HISTORY
Public Records, MLS
08/29/2025 11/05/2025
935,000 1,275,000
MLS/Public Records MLS/Public Records MLS/Public Records MLS/Public Records
04/08/2026 04/08/2026 04/08/2026 04/08/2026
A review public records indicate that the subject property was
sold/transferred to the current owner(s) on record on 09/04/2001.
Page 248
Assumptions, Limiting Conditions & Scope of Work LML03202611
963 Washington Ave Portland ME 04103
Don & Fran Hutchings N/A
Lindsay M. Loehlein 25 Hidden Brooke Drive, Gorham, ME 04038
INTENDED USER
The Intended User of this appraisal report is the Client. No additional Intended Users are identified by the appraiser.
The purpose of the appraisal is to derive a credible opinion of market rent for the subject property as of the effective date (date of inspection). Comparable rentals
will be the basis for deriving an opinion of market value
The appraiser makes no representations regarding hidden, structural, or mechanical conditions. This appraisal is based solely on the data available at the time of valuation
and is subject to revision if new, material information becomes known. The scope of work is considered sufficient for the intended use of assisting in private decision-making
purposes.
HYPOTHETICAL CONDITIONS
The property is analyzed as stabilized at market rent if current rents differ.
Page 249
Certifications LML03202611
963 Washington Ave Portland ME 04103
Don & Fran Hutchings N/A
Lindsay M. Loehlein 25 Hidden Brooke Drive, Gorham, ME 04038
APPRAISER'S CERTIFICATION
I certify that, to the best of my knowledge and belief:
- The statements of fact contained in this report are true and correct.
- The credibility of this report, for the stated use by the stated user(s), of the reported analyses, opinions, and conclusions are limited only by
the reported assumptions and limiting conditions, and are my personal, impartial, and unbiased professional analyses, opinions, and
conclusions.
- I have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties
involved.
- I have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment.
- My engagement in this assignment was not contingent upon developing or reporting predetermined results.
- My compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction
in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a
subsequent event directly related to the intended use of this appraisal.
- My analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of
Professional Appraisal Practice that were in effect at the time this report was prepared.
- I did not base, either partially or completely, my analysis and/or the opinion of value in the appraisal report on the race, color, religion, sex,
handicap, familial status, or national origin of either the prospective owners or occupants of the subject property, or of the present owners or
occupants of the properties in the vicinity of the subject property.
- Unless otherwise indicated, I have made a personal inspection of the property that is the subject of this report.
- Unless otherwise indicated, no one provided significant real property appraisal assistance to the person(s) signing this certification.
Additional Certifications:
This report has been digitally signed and electronically transmitted to the intended client. This format is USPAP and secondary market
compliant. Electronically affixing a signature to a report carries the same level of authenticity and responsibility as an ink signature on a
paper copy. This "electronic record" and "electronic signature" are defined in applicable federal and/or state laws.
Although the report was digitally signed and secured by the appraiser, advancement of computer software currently allows for manipulation of
and in the future may allow further manipulation of the appraisal report outside of the appraisers control. The intended client, its successors
and/or assigns, legal entities including the state appraisal board having jurisdiction over the appraiser, are all reminded that per the Uniform
Standards of Professional Appraisal Practice the appraiser retains a copy of the final report as transmitted to the intended client in the
appraisal work file which serves as evidence of the appraisers intended analysis, conclusions and opinion of market value. The appraiser
bears no responsibility for any result which may occur in any transaction which involves a manipulated report.
DEFINITION OF MARKET VALUE *:
Market value means the most probable price which a property should bring in a competitive and open market under all conditions requisite to
a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit
in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby:
1. Buyer and seller are typically motivated;
2. Both parties are well informed or well advised and acting in what they consider their own best interests;
3. A reasonable time is allowed for exposure in the open market;
4. Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto; and
5. The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions
granted by anyone associated with the sale.
* This definition is from regulations published by federal regulatory agencies pursuant to Title XI of the Financial Institutions
Reform, Recovery, and Enforcement Act (FIRREA) of 1989 between July 5, 1990, and August 24, 1990, by the Federal Reserve System
(FRS), National Credit Union Administration (NCUA), Federal Deposit Insurance Corporation (FDIC), the Office of Thrift Supervision (OTS),
and the Office of Comptroller of the Currency (OCC). This definition is also referenced in regulations jointly published by the OCC, OTS, FRS,
and FDIC on June 7, 1994, and in the Interagency Appraisal and Evaluation Guidelines, dated October 27, 1994.
Farin Hutchings Don & Fran Hutchings
balboabeach7@gmail.com N/A
SIGNATURES
Lindsay M. Loehlein
LM Appraisals, LLC
(207) 730-0985
LMAppraisalsME@gmail.com
04/09/2026
AP4875 ME
Licensed Real Estate Appraiser
12/31/2026
03/19/2026
Page 250
In the course of performing appraisals, we may collect what is known as "nonpublic personal information" about you. This
information is used to facilitate the services that we provide to you and may include the information provided to us by you
directly or received by us from others with your authorization.
We do not disclose any nonpublic personal information obtained in the course of our engagement with our clients to
nonaffiliated third parties, except as necessary or as required by law. By way of example, a necessary disclosure would be to
our employees, and in certain situations, to unrelated third party consultants who need to know that information to assist us in
providing appraisal services to you. All of our employees and any third party consultants we employ are informed that any
information they see as part of an appraisal assignment is to be maintained in strict confidence within the firm.
A disclosure required by law would be a disclosure by us that is ordered by a court of competent jurisdiction with regard to a
legal action to which you are a party.
We will retain records relating to professional services that we have provided to you for a reasonable time so that we are
better able to assist you with your needs. In order to protect your nonpublic personal information from unauthorized access by
third parties, we maintain physical, electronic and procedural safeguards that comply with our professional standards to insure
the security and integrity of your information.
Please feel free to call us any time if you have any questions about the confidentiality of the information that you provide to us.
Page 251
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
16
7
4
Urban
N;Res:CtyStr
0.5285 Acres
66
View Looking Northwest
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963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
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963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
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N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
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N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
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N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 257
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
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N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
Page 259
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings
34 Deering Ave
2.38 miles S
14
6
4
Urban
Average
132
416 Brighton Ave
1.91 miles SW
20
8
4
Urban
Average
126
101 Congress St
2.10 miles SE
20
8
4
Urban
Average
139
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June 7, 2026
City of Portland Maine
389 Congress Street
Portland, ME 04101
Attn: Rent Control Board
Re: 963 Washington Avenue
Dear Rent Control Board,
At the board meeting on May 27, 2026, the board offered to allow our application to be
supplemented with additional rent history. The following table summarizes our best
efforts to determine the rent history back through 2015. This information was based on
reports from the accountant that files tax returns for my parents as well as my sister-in-
law’s review of my parent’s ledger.
As you can see, the rents have been stable since 2015.
Sincerely,
Jeremy J. Hutchings, PE
Attachments
Page 1 of 2
Page 268
Exhibit A – Profit and Loss Statement Summary
Page 2 of 2
Page 269
6/23/26, 11:21 AM City of Portland Mail - Written Public Comment
Dylan Orr <dorr@portlandmaine.gov>
Written Public Comment
1 message
Tim C <tclapper19@gmail.com> Tue, Jun 23, 2026 at 10:56 AM
To: rentboard@portlandmaine.gov
Cc: Kerri Runge <ker3939@gmail.com>
To the rent board:
This is concerning the rent increase proposal for 963 Washington Ave, Portland, ME 04103. My name is Timothy Clapper
and I have Kerri Runge copied on this email, we are tenants of apartment 1 in this property.
I would like to address the board at the meeting but have only been given a week to digest the 113 page document and
can't change my schedule to attend. First of all I would like to say we can appreciate the difficulty in trying to take over
running this property from Don Hutchinson and we miss running into him and having chats as frequently as we used to.
That being said, one of the reasons we have stayed in this apartment without much ask is that Don had said since the day
we first saw the apartment that he did not care about raising the rent and pricing people out. He just wanted to offer
decent rent to good tenants. So it seems like the idea of the 2019 assessment being misaligned with current figures is
not the ethos of the former property manager and that it was not his priority to raise everyone's rent.
To that point we have taken on the labor and upkeep of the apartment knowing that Don was not out to fleece us. Kerri
and I took on almost all cleaning of the apartment between tenants prior to moving in, including all windows, removing
black buildup on ceilings and walls, removing baseboard heat covers and cleaning, and not least which carpet cleaning
which covers about 80% of the apartment. There were no improvements between us the the old tenants from holes in the
wall and ceiling, paint, floors with nails coming through them, old carpet, and damaged and missing screens for
windows(some eventually for repairs but we are still missing two window screens). All of the tenants also clear snow and
ice on walkways and stairs leading to the apartments and office, which have never been maintained during the winter.
Regarding the extra fees wanted to be added monthly, I would be interested in how some of the numbers were derived.
Is the gas charge for hot water or heating? We are supposed to have heat included in our lease, have been told it's on us
to get the oil, it's on us to hire someone to clean or maintain the oil heater, or that it isn't included. Again in good faith and
knowing Don was not out to gouge us we have only used our electric baseboard heat and never received any assistance
for heating our apartment. Also a phone fee seems pretty wild to add in 2026, considering I'm writing this on my phone
that I pay for. In general this additional $225+ seems like a way to increase our rent an additional 20% per month without
calling it rent. There are also appliances listed in the assessment which are currently not up to date. Upon moving in the
previous tenants left their washer and dryer behind, of which the dryer was already broken to some degree. When asked
if they wanted to fix them we were told to get rid of them, so we purchased our own washer and dryer and paid to have
the old units removed. This has happened in the last three months.
We also have questions about the increase schedule. Primary it lists year one as an increase to our current rent. I
realize this was submitted prior to our increase, but not prior to our notice of a 10% increase that went into effect June 1,
2026. Are we in year 1 already? Are we being asked to take an additional 10% immediately?
Thank you,
Timothy Clapper and Kerri Runge
https://mail.google.com/mail/u/0/?ik=11a4336f94&view=pt&search=all&permthid=thread-f:1868800054594771539&simpl=msg-f:1868800054594771539 1/1
Page 270
City of Portland – Housing Safety Division
RENT INCREASE APPLICATION – MAINTENANCE OF NET
OPERATING INCOME
Conditional Approval
Date of Hearing:
June 24, 2026
Owner Name and Address:
GOODDEEDS9922 LLC
10 Free St, Portland, ME 04112
Property Address:
23 Pembroke St, all 3 units
CBL:
428-B-006-001
Tenants/Interested Parties:
No
Page 271
City of Portland – Housing Safety Division
RENT INCREASE APPLICATION – MAINTENANCE OF NET
OPERATING INCOME
Date of Hearing:
June 24, 2026
Owner Name and Address:
Stacy Salvo
7 Hilltop Trl, Falmouth, ME 04105
Representative
Kevin Salvo
7 Hilltop Trl, Falmouth, ME 04105
Property Address:
22 South Grafton St, both units
CBL:
169-D-054-001
Tenants/Interested Parties:
Yes
Page 272
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Real Estate
View Bill View bill image
As of 6/1/2026
Bill Year 2019
Bill 13102
Owner SALVO STACY E
Parcel ID 169-D-054-001
View payments/adjustments
Installment Pay By Amount Payments/Credits Balance Interest Due
1 9/21/2018 $2,972.98 $2,972.98 $0.00 $0.00 $0.00
2 2/1/2019 $2,972.98 $2,972.98 $0.00 $0.00 $0.00
TOTAL $5,945.96 $5,945.96 $0.00 $0.00 $0.00
©2026 Tyler Technologies, Inc.
Page 353
City of Portland For Fiscal Year 2019
389 Congress St, Portland, ME 04101
Real Estate Property Tax Statement
FY 2019 July 01, 2018 - June 30, 2019
DUE Sep 21, 2018 DUE Mar 08, 2019 AMOUNT PAID INTEREST DUE PAY THIS AMOUNT
$2,972.98 $2,972.98 $2,972.98 $0.00 $2,972.98
CBL: 169-D-054-001 ACCOUNT NUMBER: 18713
SALVO STACY E ACRES: 0.172
6 FOX HALL RD
BILL NUMBER: 13102
FALMOUTH, ME 04105
Owner of Record as of: April 1, 2018 Assessed Property Description:
SALVO STACY E 169-D-54
S GRAFTON ST 24
7500 SF
CURRENT BILLING DISTRIBUTION CURRENT BILLING INFORMATION
Education $2,943 49.50% Land Value $67,100
Public Safety $1,058 17.80% Building Value $197,400
Debt Service $832 14.00% Total Value $264,500
Public Works $321 5.40%
County Tax $208 3.50%
Rec & Fac Mgmt $166 2.80% Exemptions $0
Health & Human Svcs $143 2.40% Taxable Value $264,500
Library $137 2.30% Tax Rate 22.48
Metro $89 1.50%
General Government $48 .80% TOTAL TAX DUE $2,972.98
100.00% AMOUNT PAID $2,972.98
KEEP THIS PORTION FOR YOUR RECORDS
FOR IMPORTANT PAYMENT INFORMATION, PLEASE SEE BACK OF BILL
RETURN THIS BOTTOM PORTION WITH PAYMENT BILL NUMBER: 13102
City of Portland For Fiscal Year 2019
Real Estate Property Tax Statement
FY 2019 July 01, 2018 - June 30, 2019
SALVO STACY E CBL: 169-D-054-001 Amount Due: $2,972.98
ACCOUNT NUMBER: 18713 Amount Enclosed: $
MAKE CHECK PAYABLE TO:
00002082019800013102900002972982 CITY OF PORTLAND
RETURN YOUR PAYMENT TO
OWNER/ADDRESS CHANGE? CHECK HERE AND OUR PAYMENT PROCESSOR:
NOTE CHANGES ON BACK. CITY OF PORTLAND TREASURY
PO BOX 16050
LEWISTON, ME 04243-9533
Page 354
Notice is hereby given that your FY2019 County and City taxes, which cover the period of July 01, 2018
through June 30, 2019 are payable in two (2) equal installments on September 21, 2018 and March 08,
2019. Interest will be charged on the first installment at an annual rate of 8% starting on September 21,
2018. Interest will be charged on the second installment at an annual rate of 8% starting March 09, 2019.
General Information:
Per Maine law, if you are the owner of record as of April 1, 2018 you are liable for the taxes assessed for the
entire year. Buyers and sellers, please ensure that any proration of taxes at settlement cover the entire
tax year of July 1 through June 30.
If ownership or mailing address for your property has changed, kindly let us know by either:
• Checking the box on the front side and filling out the Owner/Address Change box located below
• Emailing assessors@portlandmaine.gov with the change information
For questions concerning the value of any property or exemptions, please contact the Assessor’s Office by
phone at (207) 874-8486, using the email above or by visiting their office in Room 115 of City Hall. If you have
owned your home for 12 months or more, you may qualify for a Homestead Exemption. If you are a veteran,
or the spouse of a veteran, you may qualify for a Veterans Exemption. For information and applications,
please visit http://www.portlandmaine.gov/145/Tax-Relief.
Payment Information
• For all payments, please make your check payable to City of Portland
• You may make payments online at https://www.portlandmaine.gov/1567/Pay-Your-Taxes-On-Line
• Payments may be made via eCheck for a $1.00 service fee or via credit card for a 2.5% convenience
charge.
• For payments in person, please go to the Treasury Office located in Room 102 of City Hall.
• Treasury hours are Monday through Friday 8:30 AM to 4:30 PM.
• For bill amounts and tax inquiries, please visit https://selfservice.portlandmaine.gov/mss/citizens, email
treasury@portlandmaine.gov or call (207) 874-8490
Please be aware that if you have any past due amounts on your tax bill that your payment will be
applied to the oldest outstanding amount due first. This bill is for the current fiscal year only. Past due
amounts are not included. After eight months and no later than one year from the date of tax
commitment, a lien will be placed on all real estate taxes left unpaid.
All City permits and licenses will be denied due to outstanding taxes and assessments.
Without State Aid, your tax bill would have been 12.70% higher. As of June 30, 2018 the City of
Portland has outstanding bonded indebtedness in the amount of $327,822,832.
Change of Address Form
Name:
Address 1:
Address 2:
Address 3:
City, State, Zip:
Page 355
Real Estate
View Bill View bill image
As of 6/1/2026
Bill Year 2020
Bill 13216
Owner SALVO STACY E
Parcel ID 169-D-054-001
View payments/adjustments
Installment Pay By Amount Payments/Credits Balance Interest Due
1 10/18/2019 $3,082.75 $3,082.75 $0.00 $0.00 $0.00
2 6/1/2020 $3,082.75 $3,082.75 $0.00 $0.00 $0.00
TOTAL $6,165.50 $6,165.50 $0.00 $0.00 $0.00
©2026 Tyler Technologies, Inc.
Page 356
CITY OF PORTLAND FY20 REAL ESTATE TAX BILL
389 CONGRESS ST CURRENT BILL RATE DISTRIBUTION BILLING INFORMATION
PORTLAND, ME 04101 SCHOOL 11.690 $3,092.00 LAND VALUE $67,100
For the fiscal year July 01, 2019 to June 30, 2020 COUNTY 0.830 $219.54 BUILDING VALUE $197,400
MUNICIPAL 10.790 $2,853.96
BILL #: 13216 TOTAL 23.310 $6,165.50 TOTAL VALUE $264,500
ACCOUNT #: 18713
CBL: 169-D-054-001 THIS IS THE ONLY BILL EXEMPTIONS $0
LOCATION: 22 SOUTH GRAFTON ST
YOU WILL RECEIVE TAXABLE VALUE $264,500
TAX RATE 23.310
SALVO STACY E TOTAL TAX $6,165.50
6 FOX HALL RD PAYMENTS/CREDITS $0.00
FALMOUTH, ME 04105 Assessed Property Description: TAX DUE $6,165.50
169-D-54
DATE DUE AMOUNT DUE
S GRAFTON ST 24
10/18/2019 $3,082.75
Owner of Record as of: April 1, 2019 03/20/2020 $3,082.75
7500 SF
SALVO STACY E
Acres: 0.172
INTEREST AT 9% PER ANNUM CHARGED BEGINNING 10/19/2019 AND 03/21/2020.
TAXPAYER'S NOTICE
Per State law, the ownership and valuation of all real estate and personal property subject to taxation shall be fixed as of April 1st.
For this tax bill, that date is April 1, 2019.
IF THIS PROPERTY HAS BEEN TRANSFERRED, PLEASE FORWARD A COPY OF THIS BILL TO THE NEW OWNER.
THIS IS ONLY FOR THE CURRENT FISCAL YEAR
INFORMATION
Without State Aid for Education, Homestead and BETE Exemption Reimbursement and State Revenue Sharing, your
taxes would be 15.12% higher. The current City and School bonded indebtedness is $319,660,011.
For information regarding changes or valuations, please contact the Assessor's Office at (207) 874-8486. Information regarding
payments, interest, lien cost charges, and/or refunds, please contact the Treasury Office at (207) 874-8490.
REMITTANCE INSTRUCTIONS
THIS IS THE ONLY BILL YOU WILL RECEIVE. THIS BILL INCLUDES TWO (2) PAYMENT VOUCHERS.
Please make check or money order payable to City of Portland and mail to:
City of Portland Treasury
PO Box 16050
Lewiston, ME 04243-9533
For payments in person, please go to the Treasury Office located in Room 102 of City Hall.
If your bank or mortgage company pays your taxes, please review and forward a copy of this bill to them.
FY20 REAL ESTATE TAX BILL THIS STUB MUST BE RETURNED WITH YOUR SECOND PAYMENT CITY OF PORTLAND TREASURY
PO Box 16050
BILL #: 13216 LEWISTON, ME 04243
ACCOUNT #: 18713 INTEREST AT 9% CHARGED DATE DUE AMOUNT DUE
CBL: 169-D-054-001 BEGINNING 03/21/2020 03/20/2020 $3,082.75
SALVO STACY E
AMOUNT PAID $_________________________
208202060001321672600003082757
OWNER / ADDRESS CHANGE?
CHECK HERE AND NOTE CHANGES ON BACK.
FY20 REAL ESTATE TAX BILL THIS STUB MUST BE RETURNED WITH YOUR FIRST PAYMENT CITY OF PORTLAND TREASURY
PO Box 16050
BILL #: 13216 LEWISTON, ME 04243
INTEREST AT 9% CHARGED
ACCOUNT #: 18713 DATE DUE AMOUNT DUE
CBL: 169-D-054-001 BEGINNING 10/19/2019
10/18/2019 $3,082.75
SALVO STACY E
AMOUNT PAID $_________________________
208202060001321671800003082757
OWNER / ADDRESS CHANGE?
CHECK HERE AND NOTE CHANGES ON BACK.
Page 357
Page 358
Page 359
Page 360
City of Portland For Fiscal Year 2019
389 Congress St, Portland, ME 04101
Real Estate Property Tax Statement
FY 2019 July 01, 2018 - June 30, 2019
DUE Sep 21, 2018 DUE Mar 08, 2019 AMOUNT PAID INTEREST DUE PAY THIS AMOUNT
$2,972.98 $2,972.98 $2,972.98 $0.00 $2,972.98
CBL: 169-D-054-001 ACCOUNT NUMBER: 18713
SALVO STACY E ACRES: 0.172
6 FOX HALL RD
BILL NUMBER: 13102
FALMOUTH, ME 04105
Owner of Record as of: April 1, 2018 Assessed Property Description:
SALVO STACY E 169-D-54
S GRAFTON ST 24
7500 SF
CURRENT BILLING DISTRIBUTION CURRENT BILLING INFORMATION
Education $2,943 49.50% Land Value $67,100
Public Safety $1,058 17.80% Building Value $197,400
Debt Service $832 14.00% Total Value $264,500
Public Works $321 5.40%
County Tax $208 3.50%
Rec & Fac Mgmt $166 2.80% Exemptions $0
Health & Human Svcs $143 2.40% Taxable Value $264,500
Library $137 2.30% Tax Rate 22.48
Metro $89 1.50%
General Government $48 .80% TOTAL TAX DUE $2,972.98
100.00% AMOUNT PAID $2,972.98
KEEP THIS PORTION FOR YOUR RECORDS
FOR IMPORTANT PAYMENT INFORMATION, PLEASE SEE BACK OF BILL
RETURN THIS BOTTOM PORTION WITH PAYMENT BILL NUMBER: 13102
City of Portland
Real Estate Property Tax Statement
FY 2019 For Fiscal Year 2019
July 01, 2018 - June 30, 2019
SALVO STACY E CBL: 169-D-054-001 Amount Due: $2,972.98
ACCOUNT NUMBER: 18713 Amount Enclosed: $
MAKE CHECK PAYABLE TO:
00002082019800013102900002972982 CITY OF PORTLAND
RETURN YOUR PAYMENT TO
OWNER/ADDRESS CHANGE? CHECK HERE AND OUR PAYMENT PROCESSOR:
NOTE CHANGES ON BACK. CITY OF PORTLAND TREASURY
PO BOX 16050
LEWISTON, ME 04243-9533
Page 361
Notice is hereby given that your FY2019 County and City taxes, which cover the period of July 01, 2018
through June 30, 2019 are payable in two (2) equal installments on September 21, 2018 and March 08,
2019. Interest will be charged on the first installment at an annual rate of 8% starting on September 21,
2018. Interest will be charged on the second installment at an annual rate of 8% starting March 09, 2019.
General Information:
Per Maine law, if you are the owner of record as of April 1, 2018 you are liable for the taxes assessed for the
entire year. Buyers and sellers, please ensure that any proration of taxes at settlement cover the entire
tax year of July 1 through June 30.
If ownership or mailing address for your property has changed, kindly let us know by either:
• Checking the box on the front side and filling out the Owner/Address Change box located below
• Emailing assessors@portlandmaine.gov with the change information
For questions concerning the value of any property or exemptions, please contact the Assessor’s Office by
phone at (207) 874-8486, using the email above or by visiting their office in Room 115 of City Hall. If you have
owned your home for 12 months or more, you may qualify for a Homestead Exemption. If you are a veteran,
or the spouse of a veteran, you may qualify for a Veterans Exemption. For information and applications,
please visit http://www.portlandmaine.gov/145/Tax-Relief.
Payment Information
• For all payments, please make your check payable to City of Portland
• You may make payments online at https://www.portlandmaine.gov/1567/Pay-Your-Taxes-On-Line
• Payments may be made via eCheck for a $1.00 service fee or via credit card for a 2.5% convenience
charge.
• For payments in person, please go to the Treasury Office located in Room 102 of City Hall.
• Treasury hours are Monday through Friday 8:30 AM to 4:30 PM.
• For bill amounts and tax inquiries, please visit https://selfservice.portlandmaine.gov/mss/citizens, email
treasury@portlandmaine.gov or call (207) 874-8490
Please be aware that if you have any past due amounts on your tax bill that your payment will be
applied to the oldest outstanding amount due first. This bill is for the current fiscal year only. Past due
amounts are not included. After eight months and no later than one year from the date of tax
commitment, a lien will be placed on all real estate taxes left unpaid.
All City permits and licenses will be denied due to outstanding taxes and assessments.
Without State Aid, your tax bill would have been 12.70% higher. As of June 30, 2018 the City of
Portland has outstanding bonded indebtedness in the amount of $327,822,832.
Change of Address Form
Name:
Address 1:
Address 2:
Address 3:
City, State, Zip:
Page 362
CITY OF PORTLAND FY20 REAL ESTATE TAX BILL
389 CONGRESS ST CURRENT BILL RATE DISTRIBUTION BILLING INFORMATION
PORTLAND, ME 04101 SCHOOL 11.690 $3,092.00 LAND VALUE $67,100
For the fiscal year July 01, 2019 to June 30, 2020 COUNTY 0.830 $219.54 BUILDING VALUE $197,400
MUNICIPAL 10.790 $2,853.96
BILL #: 13216 TOTAL 23.310 $6,165.50 TOTAL VALUE $264,500
ACCOUNT #: 18713
CBL: 169-D-054-001 THIS IS THE ONLY BILL EXEMPTIONS $0
LOCATION: 22 SOUTH GRAFTON ST
YOU WILL RECEIVE TAXABLE VALUE $264,500
TAX RATE 23.310
SALVO STACY E TOTAL TAX $6,165.50
6 FOX HALL RD PAYMENTS/CREDITS $0.00
FALMOUTH, ME 04105 Assessed Property Description: TAX DUE $6,165.50
169-D-54
DATE DUE AMOUNT DUE
S GRAFTON ST 24
10/18/2019 $3,082.75
Owner of Record as of: April 1, 2019 03/20/2020 $3,082.75
7500 SF
SALVO STACY E
Acres: 0.172
INTEREST AT 9% PER ANNUM CHARGED BEGINNING 10/19/2019 AND 03/21/2020.
TAXPAYER'S NOTICE
Per State law, the ownership and valuation of all real estate and personal property subject to taxation shall be fixed as of April 1st.
For this tax bill, that date is April 1, 2019.
IF THIS PROPERTY HAS BEEN TRANSFERRED, PLEASE FORWARD A COPY OF THIS BILL TO THE NEW OWNER.
THIS IS ONLY FOR THE CURRENT FISCAL YEAR
INFORMATION
Without State Aid for Education, Homestead and BETE Exemption Reimbursement and State Revenue Sharing, your
taxes would be 15.12% higher. The current City and School bonded indebtedness is $319,660,011.
For information regarding changes or valuations, please contact the Assessor's Office at (207) 874-8486. Information regarding
payments, interest, lien cost charges, and/or refunds, please contact the Treasury Office at (207) 874-8490.
REMITTANCE INSTRUCTIONS
THIS IS THE ONLY BILL YOU WILL RECEIVE. THIS BILL INCLUDES TWO (2) PAYMENT VOUCHERS.
Please make check or money order payable to City of Portland and mail to:
City of Portland Treasury
PO Box 16050
Lewiston, ME 04243-9533
For payments in person, please go to the Treasury Office located in Room 102 of City Hall.
If your bank or mortgage company pays your taxes, please review and forward a copy of this bill to them.
FY20 REAL ESTATE TAX BILL THIS STUB MUST BE RETURNED WITH YOUR SECOND PAYMENT CITY OF PORTLAND TREASURY
PO Box 16050
BILL #: 13216 LEWISTON, ME 04243
ACCOUNT #: 18713 INTEREST AT 9% CHARGED DATE DUE AMOUNT DUE
CBL: 169-D-054-001 BEGINNING 03/21/2020 03/20/2020 $3,082.75
SALVO STACY E
AMOUNT PAID $_________________________
208202060001321672600003082757
OWNER / ADDRESS CHANGE?
CHECK HERE AND NOTE CHANGES ON BACK.
FY20 REAL ESTATE TAX BILL THIS STUB MUST BE RETURNED WITH YOUR FIRST PAYMENT CITY OF PORTLAND TREASURY
PO Box 16050
BILL #: 13216 LEWISTON, ME 04243
INTEREST AT 9% CHARGED
ACCOUNT #: 18713 DATE DUE AMOUNT DUE
CBL: 169-D-054-001 BEGINNING 10/19/2019
10/18/2019 $3,082.75
SALVO STACY E
AMOUNT PAID $_________________________
208202060001321671800003082757
OWNER / ADDRESS CHANGE?
CHECK HERE AND NOTE CHANGES ON BACK.
Page 363
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Real Estate
View Bill View bill image
As of 6/1/2019
Bill Year 2021
Bill 37970
Owner SALVO STACY E
Parcel ID 169-D-054-001
View payments/adjustments
Installment Pay By Amount Payments/Credits Balance Interest Due
1 10/30/2020 $3,082.75 $3,082.75 $0.00 $0.00 $0.00
2 3/19/2021 $3,082.75 $3,082.75 $0.00 $0.00 $0.00
Interest $2.70 $0.00
TOTAL $6,165.50 $6,165.50 $0.00 $0.00 $0.00
©2026 Tyler Technologies, Inc.
Page 372
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