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

$87,500

3 bd · 1.0 ba · 800 sqft · Manufactured · 128 Days on market

Manufactured home Built 2008 Good condition $109/sqft · 12% below area Est $99k · 12% under $850/mo HOA · 45% of rent

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Why this score? — see what drove the C grade

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

• Cash flow +14.9/30.0
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• Schools +8.6/10.0
• DSCR +4.6/10.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -5.1

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 manufactured listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 2.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Jameson Elementary School (184 students, 41% FRL); Loranger Memorial School (math 77% / reading 78%, grade A+, #73 of 85 statewide, top 87%, 279 students, 42% FRL); Old Orchard Beach High School (math 95% / reading 95%, grade A+, #12 of 108 statewide, top 15%, 203 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 277 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).
• This rent runs 38% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 45% 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 $77,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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: 2.14% ✓
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 3.9

CMA / ARV

• ARV (median comp): $99,000
• List price: $87,500
• Delta: -11.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast Ln #50	0.21mi	2/1.0 (-1)	706 (-12%)	2mo	$99,000	$140	63
1 Seacoast Ln #52	0.08mi	2/1.0 (-1)	636 (-20%)	12mo	$90,000	$142	56
165 E Grand Ave #6	1.00mi	2/2.0 (-1)	812 (+2%)	1mo	$535,000	$659	53
165 East Grand Ave Unit 5-6	1.00mi	2/2.0 (-1)	812 (+2%)	4mo	$410,000	$505	50
111 E Grand Ave	1.08mi	2/1.5 (-1)	880 (+10%)	5mo	$729,000	$828	37
34 School St	1.47mi	2/1.0 (-1)	980 (+22%)	2mo	$439,900	$449	33
205 E Grand Ave Unit 7D	1.00mi	2/1.0 (-1)	939 (+17%)	4mo	$696,000	$741	31
2 Wintergreen St	1.37mi	2/1.0 (-1)	653 (-18%)	5mo	$500,000	$766	31
129 Portland Ave #21	0.69mi	2/1.5 (-1)	944 (+18%)	9mo	$270,000	$286	28
125 Portland Ave #24	0.78mi	2/1.5 (-1)	973 (+22%)	7mo	$308,000	$317	27
20 Carll Ave	1.29mi	2/1.0 (-1)	672 (-16%)	11mo	$390,000	$580	26
1 Boisvert St #3	1.37mi	2/2.0 (-1)	990 (+24%)	9mo	$652,000	$659	24

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: -8.8%
• Equity multiple: 0.66×
• Total profit: $-8,287
• Equity at exit: $13,047

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $12,954
• Equity at exit: $7,565

Cash invested: $24,500 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 1 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $104,950 ($154/sqft)
• Median days on market: 144 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -19.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 277
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$459
• Tax est. 1.5%: −$109 /mo · $1,312/yr
• Insurance: −$36
• HOA: −$850
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $26

Break-even live

Break-even rent $1,841

Max offer price $87,500

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $56	+0% $26	+5% $-5	+10% $-35
Rent	-10% $-122	-5% $-48	+0% $26	+5% $100	+10% $174
Rate	-1.0pp $70	-0.5pp $48	base $26	+0.5pp $3	+1.0pp $-20

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

Financing live

Cash to close

• Down payment: $21,875
• Closing costs: $2,625
• Club membership (one-time): —
• 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	139d	1	1.49mi

HOA detail $850/mo · $10,200/yr

• Likely covers: gaselectric

Listing history 29 events

1. 2026-07-06
   days on market $87,500 Active 128 DOM
2. 2026-07-05
   days on market $87,500 Active 127 DOM
3. 2026-07-04
   days on market $87,500 Active 126 DOM
4. 2026-07-03
   days on market $87,500 Active 125 DOM
5. 2026-07-02
   days on market $87,500 Active 124 DOM
6. 2026-07-01
   days on market $87,500 Active 123 DOM
7. 2026-06-30
   days on market $87,500 Active 122 DOM
8. 2026-06-29
   days on market $87,500 Active 121 DOM
9. 2026-06-28
   days on market $87,500 Active 120 DOM
10. 2026-06-28
    days on market $87,500 Active 119 DOM
11. 2026-06-27
    pricedays on market $87,500 Active 118 DOM
12. 2026-06-25
    days on market $93,900 Active 116 DOM
13. 2026-06-23
    days on market $93,900 Active 114 DOM
14. 2026-06-21
    days on market $93,900 Active 113 DOM
15. 2026-06-18
    days on market $93,900 Active 110 DOM
16. 2026-06-17
    days on market $93,900 Active 109 DOM
17. 2026-06-16
    days on market $93,900 Active 108 DOM
18. 2026-06-15
    days on market $93,900 Active 107 DOM
19. 2026-06-14
    days on market $93,900 Active 105 DOM
20. 2026-06-10
    days on market $93,900 Active 102 DOM
21. 2026-06-09
    days on market $93,900 Active 101 DOM
22. 2026-06-08
    days on market $93,900 Active 100 DOM
23. 2026-06-07
    days on market $93,900 Active 99 DOM
24. 2026-06-03
    days on market $93,900 Active 95 DOM
25. 2026-06-02
    days on market $93,900 Active 94 DOM
26. 2026-06-01
    days on market $93,900 Active 93 DOM
27. 2026-05-31
    days on market $93,900 Active 92 DOM
28. 2026-05-30
    days on market $93,900 Active 91 DOM
29. 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: $22,486
• − Mortgage interest: −$4,901
• − Property taxes: −$1,312
• − Insurance: −$438
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$10,200
• − Depreciation: −$2,545
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $430/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 Est. rehab $4,000–$12,000 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 86/100

Zoned Schools

Elementary Jameson Elementary School Middle Loranger Memorial School A+ ME #73/85 Nat'l #380/14,009 High Old Orchard Beach High School A+ ME #12/108 Nat'l #116/17,239

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

C Composite livability gradescore 68/100

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 · 209,961 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: 14% of renters

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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%

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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%

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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