27 Go Camping Way #280 · Saco, ME 04064

$48,000

1 bd · 1.0 ba · 637 sqft · Manufactured · 22 Days on market

Built 2005 Fair condition Est $54k · 11% under $641/mo HOA · 39% of rent

---

Why this score? — see what drove the A- 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
• ARV discount +12.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.5/10.0
• Livability +4.2/5.0
• Rent growth +3.7/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Built 2005
• Listed 22 days

Property features AI

Finance

• Financial info: Land lease: yes
• HOA & community: Has association; annual association fee

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); Residential zoning; Shingle roof; Vinyl siding; Originally built in 1947
• Construction: Mobile construction; Vinyl siding; Shingle roof; Crawl space foundation; Single wide body type
• Exterior features: Located in a mobile home park; Near turnpike/interstate and near town; Wooded setting; Private road frontage; Paved road

Interior

• Kitchen: Kitchen with breakfast nook (first level)
• Bedrooms: Bedroom with built-ins and closet (first level)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Direct vent furnace heating; Central air conditioning
• Interior features: Three-season sunroom; Exterior entry basement with crawl space; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $48k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 2.7% in Saco — 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 84/100 on livability (#5 in ME, #732 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Saco Public Schools (suburban): math 88% / reading 88% proficiency, ranked #37 of 112 in ME (top 33%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+4.9%/yr); 171 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 33% 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 $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,280 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 3.45% ✓
• Cap rate: 14.70%
• Cash-on-cash: 30.03%
• DSCR: 2.34
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $54,145
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Ocean Park Rd #241	0.23mi	1/1.0	637 (0%)	21mo	$54,000	$85	72
27 Ocean Park Rd #210	0.21mi	1/1.0	676 (+6%)	11mo	$53,000	$78	71
27 Ocean Park Rd #279	0.23mi	1/1.0	637 (0%)	22mo	$55,000	$86	70
27 Ocean Park Rd #104	0.23mi	2/1.0 (+1)	710 (+12%)	11mo	$31,000	$44	56
3 Old Orchard Rd Unit B30	0.35mi	1/1.0	550 (-14%)	13mo	$32,500	$59	50
3 Old Orchard Rd Unit Site J25	0.35mi	2/1.0 (+1)	700 (+10%)	23mo	$77,500	$111	43

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: 29.3%
• Equity multiple: 2.29×
• Total profit: $17,343
• Equity at exit: $7,157

10-year hold

• IRR: 38.8%
• Equity multiple: 5.34×
• Total profit: $58,388
• Equity at exit: $4,150

Cash invested: $13,440 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$641
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $336

Break-even live

Break-even rent $1,231

Max offer price $48,000

Occupancy floor 75%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $641 · $7,692/yr

Listing history 16 events

1. 2026-06-18
   days on market $48,000 Active 22 DOM
2. 2026-06-17
   days on market $48,000 Active 21 DOM
3. 2026-06-16
   days on market $48,000 Active 20 DOM
4. 2026-06-15
   days on market $48,000 Active 19 DOM
5. 2026-06-14
   days on market $48,000 Active 17 DOM
6. 2026-06-10
   days on market $48,000 Active 14 DOM
7. 2026-06-09
   days on market $48,000 Active 13 DOM
8. 2026-06-08
   days on market $48,000 Active 12 DOM
9. 2026-06-07
   days on market $48,000 Active 11 DOM
10. 2026-06-05
    days on market $48,000 Active 8 DOM
11. 2026-06-03
    days on market $48,000 Active 7 DOM
12. 2026-06-02
    days on market $48,000 Active 6 DOM
13. 2026-06-01
    days on market $48,000 Active 5 DOM
14. 2026-05-31
    days on market $48,000 Active 4 DOM
15. 2026-05-30
    days on market $48,000 Active 3 DOM
16. 2026-05-27
    listed $48,000 Active

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,885
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − HOA: −$7,692
• − Depreciation: −$1,396
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $3,084/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 · 12 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with some cosmetic repairs and maintenance needed. Updating the exterior, interior, and appliances would significantly increase its resale and rental value.

Repairs flagged

• Minor exterior siding — Some discoloration
• Minor interior walls — Some discoloration
• Minor kitchen appliances — Dated design
• Minor bathroom fixtures — Dated design
• Minor landscaping — Some overgrown vegetation

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal
• Resale paint interior walls — Enhances interior appearance
• Both update kitchen appliances — Modernizes kitchen and improves functionality
• Both update bathroom fixtures — Modernizes bathroom and improves functionality
• Resale trim landscaping — Enhances curb appeal and creates a more inviting entrance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Some discoloration	Minor	$500–3,000
interior walls · Some discoloration	Minor	$500–3,000
kitchen appliances · Dated design	Minor	$500–3,000
bathroom fixtures · Dated design	Minor	$500–3,000
landscaping · Some overgrown vegetation	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale paint exterior siding — Enhances curb appeal ↑
• Resale paint interior walls — Enhances interior appearance ↑
• Both update kitchen appliances — Modernizes kitchen and improves functionality ↑
• Both update bathroom fixtures — Modernizes bathroom and improves functionality ↑
• Resale trim landscaping — Enhances curb appeal and creates a more inviting entrance ↑

ⓘ 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: Saco Public Schools
• NCES district ID: 2310380
• Math proficiency: 88% ▲ 47.00%
• Reading proficiency: 88% ▲ 29.00%
• Median HH income: $55,870
• Composite: 74.86/100
• National rank: #145
• State rank: #37 of 112 in ME

Livability — Saco

• Score: 84/100
• State rank: #5
• US rank: #732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saco, ME
• County: York County · 80,026 people
• City population: 20,819
• 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

• 2026-05-27 Listed $48,000 MREIS