1 Seacoast Ln #126 · Old Orchard Beach, ME 04064

$93,900

3 bd · 1.0 ba · 800 sqft · SingleFamily · 110 Days on market

Built 2008 Good condition $117/sqft · at area comps Est $97k · at est. $850/mo HOA · 35% of rent

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +9.0/15.0
• Schools +6.7/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy summer the way it's meant to be at Seacoast Resort in Old Orchard Beach! Welcome to Unit #126, a desirable end-unit 3-bedroom, 1-bath park model designed for easy seasonal living and entertaining. One of the few units in the park featuring its own private hot tub, this property stands out for relaxation. The spacious layout includes an inviting living area with an electric fireplace, a kitchen equipped with a gas stove, and the comfort of central A/C and heat. A dedicated laundry room with linen closet adds convenience rarely found in seasonal units. Step outside to a sprawling deck with a mounted TV setup--perfect for summer evenings--plus a 3-season porch ideal for storing shoes, towels, and sandy beach gear. As an end unit, the home enjoys added privacy and overlooks the woods and walking trails across the road. Located just 3 minutes to Dunegrass Golf Club, 6 minutes to the Old Orchard Beach Pier, and 25 minutes to Portland, this is your opportunity to secure a low-maintenance summer retreat in one of Maine's most popular beach communities. If you're looking for a turnkey seasonal getaway with standout features, Unit #126 is ready for you.

Key facts

• Parking
• Pool
• Built 2008

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $94k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.1% in Old Orchard Beach — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#88 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: schools D, amenities F, commute F.
• RSU 23 (suburban): math 78% / reading 80% proficiency, ranked #87 of 112 in ME (top 78%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+4.9%/yr); 171 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $2,398/mo this rent would consume 48% of the median local household income ($60k/yr) (locally 441% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $649 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,449 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.55% ✓
• Cap rate: 11.35%
• Cash-on-cash: 18.04%
• DSCR: 1.80
• GRM: 3.3

CMA / ARV

• ARV (median comp): $97,248
• List price: $93,900
• Delta: -3.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast/59 Cullen Trail Ln	0.26mi	2/1.0 (-1)	721 (-10%)	10mo	$106,000	$147	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.58×
• Total profit: $15,269
• Equity at exit: $14,001

10-year hold

• IRR: 25.3%
• Equity multiple: 3.60×
• Total profit: $68,247
• Equity at exit: $8,119

Cash invested: $26,292 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Maine: 41 Moderately Tenant-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

Portland has rent control referendum (2020); strong habitability; security deposit caps.

Methodology + full state rankings →

ZIP-level market 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 171
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,398 medium
• Mortgage (P&I): −$492
• Tax est. 1.5%: −$117 /mo · $1,408/yr
• Insurance: −$39
• HOA: −$850
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $395

Break-even live

Break-even rent $1,897

Max offer price $93,900

Occupancy floor 79%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $23,475
• Closing costs: $2,817
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 E Grand Ave Unit 2 Scarborough, ME	3.0	1.5	850	$3,000	$3.53	43d	1	1.49mi

HOA detail

• Monthly dues: $850 · $10,200/yr
• Likely covers: gaselectric

Listing history 15 events

1. 2026-06-18
   days on market $93,900 Active 110 DOM
2. 2026-06-17
   days on market $93,900 Active 109 DOM
3. 2026-06-16
   days on market $93,900 Active 108 DOM
4. 2026-06-15
   days on market $93,900 Active 107 DOM
5. 2026-06-14
   days on market $93,900 Active 105 DOM
6. 2026-06-10
   days on market $93,900 Active 102 DOM
7. 2026-06-09
   days on market $93,900 Active 101 DOM
8. 2026-06-08
   days on market $93,900 Active 100 DOM
9. 2026-06-07
   days on market $93,900 Active 99 DOM
10. 2026-06-03
    days on market $93,900 Active 95 DOM
11. 2026-06-02
    days on market $93,900 Active 94 DOM
12. 2026-06-01
    days on market $93,900 Active 93 DOM
13. 2026-05-31
    days on market $93,900 Active 92 DOM
14. 2026-05-30
    days on market $93,900 Active 91 DOM
15. 2026-03-01
    listed $93,900 Active 1170-char remark

    Show marketing remark (1170 chars)

    Enjoy summer the way it's meant to be at Seacoast Resort in Old Orchard Beach! Welcome to Unit #126, a desirable end-unit 3-bedroom, 1-bath park model designed for easy seasonal living and entertaining. One of the few units in the park featuring its own private hot tub, this property stands out for relaxation. The spacious layout includes an inviting living area with an electric fireplace, a kitchen equipped with a gas stove, and the comfort of central A/C and heat. A dedicated laundry room with linen closet adds convenience rarely found in seasonal units. Step outside to a sprawling deck with a mounted TV setup--perfect for summer evenings--plus a 3-season porch ideal for storing shoes, towels, and sandy beach gear. As an end unit, the home enjoys added privacy and overlooks the woods and walking trails across the road. Located just 3 minutes to Dunegrass Golf Club, 6 minutes to the Old Orchard Beach Pier, and 25 minutes to Portland, this is your opportunity to secure a low-maintenance summer retreat in one of Maine's most popular beach communities. If you're looking for a turnkey seasonal getaway with standout features, Unit #126 is ready for you.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,774
• − Mortgage interest: −$5,260
• − Property taxes: −$1,408
• − Insurance: −$470
• − Repairs & maintenance: −$2,302
• − Management: −$2,302
• − HOA: −$10,200
• − Depreciation: −$2,732
• Taxable income: $4,101
• Est. tax owed @ 24.0%: −$984
• After-tax cash flow: $3,760/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 2 photos

Good 75/100 Cosmetic rehab

This park model is in good condition with a good condition score of 75. It has a good foundation and structure, and is move-in ready with minor cosmetic improvements needed for optimal resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment.
• Both Replace carpet with hardwood or tile flooring — Improves durability and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and creates a more inviting environment. ↑
• Both Replace carpet with hardwood or tile flooring — Improves durability and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: RSU 23
• NCES district ID: 2314784
• Math proficiency: 78% ▲ 51.00%
• Reading proficiency: 80% ▲ 27.00%
• Median HH income: $49,630
• Composite: 66.79/100
• National rank: #406
• State rank: #87 of 112 in ME

Livability — Old Orchard Beach

• Score: 68/100
• State rank: #88
• US rank: #9943

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment C+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Orchard Beach, ME
• County: York County · 80,026 people
• City population: 8,632
• Metro: Portland-South Portland, ME
• Population (ZIP): 8,632
• Household income: $59,887
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 441.0

Population outlook (York County) Hauer SSP2

• Today (2025): 209,961 people
• By 2030: 212,816 · +1.4%
• By 2040: 214,360 · +2.1%
• By 2050: 210,350 · +0.2%
• By 2075: 201,686 · -3.9%
• By 2100: 183,392 · -12.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1% Native American 1%
• Common ancestry: Lithuanian 9% Slovak 7% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · York

• 2024 margin: D (+10.5) · D 54.3% · R 43.8% · Other 1.9%
• 2008→2024 swing: -10.1pp toward R · 2008: 20.5pp · 2024: 10.5pp
• All cycles: 2024: D+10.5 2020: D+12.6 2016: D+4.8 2012: D+16.4 2008: D+20.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.32%
• Current HPI: 489.543
• Rent YoY: ▲ 4.93%
• Metro: Portland-South Portland, ME
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-01 Listed $93,900 MREIS