38 Anna Robert Cir · Kennebunk, ME 04090

$329,710

2 bd · 2.0 ba · 1,392 sqft · Manufactured public records · 11 Days on market

Built 2023 0.32 ac lot Est $331k · at est. ↓ 2% since listing

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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 +17.9/30.0
• ARV discount +7.7/15.0
• Schools +7.6/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

Key facts

• 0.32 acre lot
• Parking
• Built 2023

Property features AI

Finance

• Financial info: Land lease: Yes
• HOA & community: Pets allowed (1 pet with size limit)

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers (underground); Electric water heater; Utilities are on
• Home design: Mobile Home (double wide); Built in 2024; Pitched shingle roof; Slab foundation; Vinyl siding with steel frame construction; Residential zoning
• Construction: Steel frame and mobile construction with vinyl siding; Shingle pitched roof; Slab foundation; Built 2024
• Exterior features: Porch; Shed(s); Corner, level lot; Irrigation system; Located in a mobile home park; Near golf course, public beach, shopping, turnpike/interstate, town, and railroad; Private paved road frontage

Interior

• Kitchen: Gas range; Microwave; Dishwasher; Refrigerator; Breakfast nook(s); Pantry
• Bedrooms: Primary bedroom on the first floor with full bath and double vanity (suite); Second bedroom on the first floor
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Primary bathroom with double vanity
• Heating & cooling: Forced air heating; Central air and heat pump cooling; 13–15 SEER AC; Thermostat
• Interior features: One-floor living; Pantry; Bathtub and separate shower; Walk-in closet(s); Double-pane windows; Cable and internet available; 32–36 inch doors and 36–48 inch halls (accessibility)
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (11.0% below list).
• Recommended offer: $293k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.2% in Kennebunk — 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 79/100 on livability (#20 in ME, #2,049 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D+, amenities F, commute F.
• Wells-Ogunquit CSD (rural): math 87% / reading 90% proficiency, ranked #32 of 112 in ME (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 267 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $293,389 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.63%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $331,296
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Anna Robert Cir	0.04mi	2/2.0	1,440 (+3%)	0mo	$342,900	$238	92
11 Whistle Stop Cir	0.07mi	3/2.0 (+1)	1,456 (+5%)	7mo	$264,000	$181	78
83 Anna Robert Cir	0.04mi	2/2.0	1,224 (-12%)	23mo	$305,000	$249	58
15 Moonstone Way	0.11mi	3/2.0 (+1)	1,248 (-10%)	21mo	$298,500	$239	55
17 Moonstone Way	0.11mi	3/2.0 (+1)	1,568 (+13%)	18mo	$289,900	$185	54

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.61×
• Total profit: $-35,733
• Equity at exit: $49,161

10-year hold

• IRR: -1.4%
• Equity multiple: 0.91×
• Total profit: $-8,618
• Equity at exit: $28,507

Cash invested: $92,319 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,934 medium
• Mortgage (P&I): −$1,729
• Tax from tax record: −$172 /mo · $2,063/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $279

Break-even live

Break-even rent $2,580

Max offer price $329,710

Occupancy floor 85%

Sensitivity live

Price	-10% $466	-5% $373	+0% $279	+5% $186	+10% $93
Rent	-10% $48	-5% $164	+0% $279	+5% $395	+10% $511
Rate	-1.0pp $445	-0.5pp $363	base $279	+0.5pp $194	+1.0pp $107

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: $82,428
• Closing costs: $9,891
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-07
   statusdays on market $329,710 Pending 11 DOM
2. 2026-06-05
   days on market $329,710 Active 9 DOM
3. 2026-06-03
   days on market $329,710 Active 8 DOM
4. 2026-06-02
   days on market $329,710 Active 7 DOM
5. 2026-06-01
   days on market $329,710 Active 6 DOM
6. 2026-05-31
   days on market $329,710 Active 5 DOM
7. 2026-05-30
   days on market $329,710 Active 4 DOM
8. 2026-05-27
   listed $329,710 Active
9. 2025-08-24
   price $319,000
10. 2023-09-21
    historical 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

11. 2023-09-20
    soldstatus $336,900 Closed 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

12. 2023-09-12
    historical Active Under Contract 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

13. 2023-09-07
    price $336,900 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

14. 2023-09-06
    price $299,900 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

15. 2023-08-18
    listed $336,900 Active 526-char remark

    Show marketing remark (526 chars)

    This beautiful 2023 24'x58' double wide manufactured home, on a corner lot, is loaded with up-grades and features. 2 Bedroom 2 Full bath A Gourmet Hearth wall kitchen with stainless appliances, gas stove, chef sink at stove and a farmer sink rounds out this fabulous kitchen. Spacious living room and bedrooms with a large master bathroom. Many other options and up-grades complement this gorgeous home. Washer and Dryer Composite deck with vinyl railings. Central A/C Vinyl, Up-gradable, 6'x12' garden shed New driveway

ⓘ 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: $2,063 · $172/mo
• Projected year-2 tax: $3,274 · $273/mo
• Expected delta: +$1,211/yr (+$101/mo · 58.7%)

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

Taxation est. · year 1

• Rental income: $35,207
• − Mortgage interest: −$18,469
• − Property taxes: −$2,063
• − Insurance: −$1,649
• − Repairs & maintenance: −$2,817
• − Management: −$2,817
• − Depreciation: −$9,592
• Taxable loss: −$2,198
• Est. tax savings @ 24.0%: +$528
• After-tax cash flow: $3,881/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: Wells-Ogunquit CSD
• NCES district ID: 2313490
• Math proficiency: 87% ▲ 42.00%
• Reading proficiency: 90% ▲ 26.00%
• Median HH income: $61,341
• Composite: 75.79/100
• National rank: #125
• State rank: #32 of 112 in ME

Livability — Kennebunk

• Score: 79/100
• State rank: #20
• US rank: #2049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,544

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -103.52%
• Current HPI: 413.9951
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-2.1% since first listed

8 events — show timeline

• 2026-05-27 Listed $329,710 MREIS
• 2025-08-24 Price Changed $319,000 MREIS
• 2023-09-21 Delisted — MREIS
• 2023-09-20 Sold (MLS) $336,900 MREIS
• 2023-09-12 Contingent — MREIS
• 2023-09-07 Price Changed $336,900 MREIS
• 2023-09-06 Price Changed $299,900 MREIS
• 2023-08-18 Listed $336,900 MREIS

Property tax history

+16.7%/yr

Latest (2025): $2,063 · +96.9% YoY. Source: county tax records.