71 Amy St · Auburn, ME 04274

$159,900

3 bd · 2.0 ba · 1,232 sqft · Other public records · 3 Days on market

Built 2006 $400/mo HOA · 25% of rent

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Why this score? — see what drove the D 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 +9.5/30.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• 1% rule +5.1/10.0
• Livability +3.9/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks

For Sale: 2006 Pine Grove Doublewide in Desirable Brookdale Village Welcome to this beautifully refreshed 3-bedroom, 2-bath home located in the highly sought-after Brookdale Village community. This 2006 Pine Grove doublewide has been recently updated with brand-new flooring and fresh paint throughout, making it truly move-in ready for its next owners. The home offers a practical and efficient single-level layout designed for comfortable everyday living. The spacious kitchen features real oak cabinetry and ample workspace, perfect for cooking and entertaining. The primary suite includes a walk-in closet and a private full bath, providing a relaxing retreat. Two additional bedrooms and a gue

Key facts

• Parking
• Built 2006
• Listed 3 days

Property features AI

Finance

• Other: Subdivision: Brookdale Village Mobile Home Park
• Financial info: Land lease on the property
• HOA & community: Has association; Association fee $400 monthly; Pets allowed (up to 2 pets; other restrictions apply)

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Quasi-public sewer; Utilities are on
• Home design: Mobile home (double wide); Model G-1756 by Pine Grove; Built in 2006; Pitched shingle roof; Slab foundation
• Construction: Wood frame with vinyl siding
• Exterior features: Located in a mobile home park; Near golf course, public beach, shopping, and turnpike/interstate; Neighborhood setting; Level lot; Private paved road frontage

Interior

• Kitchen: Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor; Bedroom 3 on the first floor
• Flooring: Vinyl; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Circuit breaker electrical panel; Electric water heater
• Interior features: One-floor living; First-floor primary bedroom with bath; First-floor bedroom; Walk-in closet(s); Unfurnished; Storm door(s); Double-pane windows; Cable and internet access available
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (12.3% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $140k (12.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 77/100 on livability (#30 in ME, #2,984 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• RSU 16 (rural): math 79% / reading 83% proficiency, ranked #73 of 112 in ME (top 65%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 38 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $140,234 (12.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 5.46%
• Cash-on-cash: -2.98%
• DSCR: 0.87
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-32,801
• Equity at exit: $23,842

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-36,878
• Equity at exit: $13,825

Cash invested: $44,772 (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 04274

• Home prices YoY: -2.2%
• Active inventory: 38
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$67
• HOA: −$400
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-111

Break-even live

Break-even rent $1,761

Max offer price $140,234

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-66	+0% $-111	+5% $-157	+10% $-202
Rent	-10% $-239	-5% $-175	+0% $-111	+5% $-47	+10% $17
Rate	-1.0pp $-31	-0.5pp $-71	base $-111	+0.5pp $-153	+1.0pp $-195

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 4 events

1. 2026-06-19
   days on market $159,900 Active 3 DOM
2. 2026-06-18
   days on market $159,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $159,900 Active 1 DOM

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

Tax reassessment forecast ME · Partial reset (capped growth)

• Current annual tax: $1,031 · $86/mo
• Projected year-2 tax: $1,603 · $134/mo
• Expected delta: +$572/yr (+$48/mo · 55.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $19,439
• − Mortgage interest: −$8,957
• − Property taxes: −$1,031
• − Insurance: −$800
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$4,800
• − Depreciation: −$4,652
• Taxable loss: −$3,910
• Est. tax savings @ 24.0%: +$938
• After-tax cash flow: $-397/yr

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

Schools (NCES district)

• District: RSU 16
• NCES district ID: 2314775
• Math proficiency: 79% ▲ 40.00%
• Reading proficiency: 83% ▲ 29.00%
• Median HH income: $58,651
• Composite: 69.31/100
• National rank: #315
• State rank: #73 of 112 in ME

Livability — Auburn

• Score: 77/100
• State rank: #30
• US rank: #2984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 24,602
• Population (ZIP): 5,920

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 14% Slovak 7% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.85%
• Current HPI: 350.5134
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-15 Listed $159,900 MREIS

Property tax history

+5.8%/yr

Latest (2024): $1,031 · +21.2% YoY. Source: county tax records.