1 Robinson Way Unit A198 · Kennebunk, ME 04043

$39,900

1 bd · 1.0 ba · 502 sqft · Manufactured · 19 Days on market

Built 1999 $525/mo HOA · 22% of rent

---

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 +15.0/30.0
• Schools +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Seasonal Living in Southern Maine! Welcome to this move-in-ready seasonal park model home located in the Yankeeland RV Resort in Kennebunk, Maine. Whether you're looking for a summer retreat, a relaxing vacation getaway, or an affordable way to enjoy the Maine coast, this property offers comfort, convenience, and access to outstanding community amenities. The home features approximately 500 square feet of living space, including a bright enclosed porch that provides additional living area and is perfect for rainy days, entertaining, or accommodating overnight guests. Inside, you'll find updated flooring throughout, a newer roof, and a new on-demand hot water heater, ensuring m

Key facts

• Newer roof
• Storage shed
• Spacious lot

Tags

• ENCLOSED PORCH
• UPDATED FLOORING
• NEWER ROOF
• ON-DEMAND HOT WATER HEATER
• STORAGE SHED
• SPACIOUS LOT

Property features AI

Finance

• Financial info: Land lease: Yes
• HOA & community: Has association; Association fee $6,300 annually; Community clubhouse

Exterior

• Parking: On-site parking (gravel), 1–4 spaces
• Utilities: Electric with circuit breakers; Private/seasonal well water; Private sewer; On-demand (tankless) water heater
• Home design: Mobile home (single wide); 1999 construction; Shingle roof; Aluminum siding
• Construction: Single wide mobile home; Aluminum siding; Shingle roof; Built in 1999
• Exterior features: Deck; Glassed-in porch (sunroom), approximately 16 x 8 ft; Shed(s); In-ground pool; Interior lot in a mobile home park; Near golf course, public beach, shopping, turnpike/interstate, and town; Level and wooded; Private road frontage; Road surface: gravel and dirt

Interior

• Kitchen: Kitchen, approximately 10 x 9 ft; Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom (first floor), approximately 11 x 8 ft
• Flooring: Laminate
• Bathrooms: 1 full bath
• Heating & cooling: Forced air heating; Window air conditioning unit(s)
• Interior features: One-floor living; First-floor bedroom; Shower; Storage
• Laundry & utility: Tankless (on-demand) water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 38.3% 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.
• RSU 21 (rural): math 91% / reading 94% proficiency, ranked #13 of 112 in ME (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 132 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $39,301 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 5.91% ✓
• Cap rate: 38.26%
• Cash-on-cash: 114.16%
• DSCR: 6.08
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $17,068
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Robinson Way Unit A95	0.00mi	2/1.0 (+1)	440 (-12%)	9mo	$15,000	$34	67

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: —
• Equity multiple: 6.51×
• Total profit: $61,587
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 13.73×
• Total profit: $142,251
• Equity at exit: $3,450

Cash invested: $11,172 (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 04043

• Home prices YoY: -21.4%
• Active inventory: 132
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$525
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,063

Break-even live

Break-even rent $1,014

Max offer price $39,900

Occupancy floor 50%

Sensitivity live

Price	-10% $1,090	-5% $1,077	+0% $1,063	+5% $1,049	+10% $1,035
Rent	-10% $877	-5% $970	+0% $1,063	+5% $1,156	+10% $1,249
Rate	-1.0pp $1,083	-0.5pp $1,073	base $1,063	+0.5pp $1,053	+1.0pp $1,042

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $39,900 Active 19 DOM
2. 2026-06-17
   days on market $39,900 Active 18 DOM
3. 2026-06-16
   days on market $39,900 Active 17 DOM
4. 2026-06-15
   days on market $39,900 Active 16 DOM
5. 2026-06-14
   days on market $39,900 Active 14 DOM
6. 2026-06-10
   days on market $39,900 Active 11 DOM
7. 2026-06-09
   days on market $39,900 Active 10 DOM
8. 2026-06-08
   days on market $39,900 Active 9 DOM
9. 2026-06-07
   days on market $39,900 Active 8 DOM
10. 2026-06-05
    days on market $39,900 Active 5 DOM
11. 2026-06-03
    days on market $39,900 Active 4 DOM
12. 2026-06-02
    days on market $39,900 Active 3 DOM
13. 2026-06-01
    days on market $39,900 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $39,900 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $28,308
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − HOA: −$6,300
• − Depreciation: −$1,161
• Taxable income: $13,285
• Est. tax owed @ 24.0%: −$3,188
• After-tax cash flow: $9,566/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 21
• NCES district ID: 2314773
• Math proficiency: 91% ▲ 34.00%
• Reading proficiency: 94% ▲ 20.00%
• Median HH income: $68,462
• Composite: 79.78/100
• National rank: #55
• State rank: #13 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): 11,692

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Lithuanian 8% Slovak 5% Serbian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2% German/W. Germanic 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: ▼ -108.54%
• Current HPI: 398.495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-30 Listed $39,900 MREIS