Rent Board — Portland, ME
Date: 2026-06-24
Time: 17:00

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

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
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 Join via audio:
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 +1 312 626 6799 US (Chicago)
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 +1 929 205 6099 US (New York)
 +1 301 715 8592 US (Washington DC)
 +1 305 224 1968 US
 +1 689 278 1000 US
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 +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
 Page 161
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
 Page 163
Exhibit C – Petition for Rent Board Approved Rent Increase




Page 6 of 11
 Page 164
 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.

 1
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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: 
 ✔  




 2
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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.




 3
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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;

 4
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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.




 5
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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.




 6
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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
 $ __________________




 7
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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




 8
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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



 9
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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




 10
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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




 11
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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)]: $ ________________



 13
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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)]: $ ________________




 14
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Section 12. Blank Worksheet (Optional – Available for Petitioner Use)




 15
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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


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________


____________ _________ ________ _____ ___________________________________________




 16
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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)]: $ ________________


 17
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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.

 18
 Page 182
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
 Page 183
___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________


___ $_________ $__________ ____________ ______ % ______ % $ ________ ______________________________



 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




 Page 252
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings




 Page 253
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 255
N/A
963 Washington Ave
Portland Cumberland ME 04103
Don & Fran Hutchings




 Page 256
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




 Page 258
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




 Page 260
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Page 267
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




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