65 Amys Cir · Dresden, ME 04342

$55,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 7 Days on market

Built 1990 Fair condition $425/mo HOA · 35% of rent

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Why this score? — see what drove the B+ 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 +26.3/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well maintained and updated single wide mobile home located in a quiet and welcoming park, Indian Run Estates in Dresden. 2 bedrooms, 1 bath and an open concept with large living room and kitchen/dining area. Large master suite with double closets, laundry area in bathroom, skylights throughout, and recent updates/move-in ready! Beautiful and level lot to go out and enjoy. Lot rent includes water, septic, and trash. Park is centrally located 25 minutes to Augusta or Brunswick. Close to Swan Island and downtown Richmond. Don't miss out!!

Key facts

• Large deck
• Firepit
• Fenced-in back yard

Tags

• PRIVATE BACK YARD
• OPEN CONCEPT LAYOUT
• FENCED-IN BACK YARD
• LARGE DECK
• FIREPIT
• GENERATOR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• RSU 02 (rural): math 83% / reading 87% proficiency, ranked #52 of 112 in ME (top 46%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 19 active listings in the ZIP; 158 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $18k; list at $55k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $55,000

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. 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.
5. 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.
6. 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: 2.18% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $39,323
• Equity at exit: $49,548

10-year hold

• IRR: 28.3%
• Equity multiple: 8.09×
• Total profit: $109,207
• Equity at exit: $106,853

Cash invested: $15,400 (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 04342

• Home prices YoY: 21.7%
• Active inventory: 19
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$425
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $143

Break-even live

Break-even rent $1,019

Max offer price $55,000

Occupancy floor 83%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $425 · $5,100/yr
• Likely covers: watertrash

Listing history 6 events

1. 2026-04-26
   status Pending
2. 2026-04-19
   listed $55,000 Active
3. 2019-06-07
   soldstatus $18,500 Closed 542-char remark

   Show marketing remark (542 chars)

   Well maintained and updated single wide mobile home located in a quiet and welcoming park, Indian Run Estates in Dresden. 2 bedrooms, 1 bath and an open concept with large living room and kitchen/dining area. Large master suite with double closets, laundry area in bathroom, skylights throughout, and recent updates/move-in ready! Beautiful and level lot to go out and enjoy. Lot rent includes water, septic, and trash. Park is centrally located 25 minutes to Augusta or Brunswick. Close to Swan Island and downtown Richmond. Don't miss out!!

4. 2019-05-22
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Well maintained and updated single wide mobile home located in a quiet and welcoming park, Indian Run Estates in Dresden. 2 bedrooms, 1 bath and an open concept with large living room and kitchen/dining area. Large master suite with double closets, laundry area in bathroom, skylights throughout, and recent updates/move-in ready! Beautiful and level lot to go out and enjoy. Lot rent includes water, septic, and trash. Park is centrally located 25 minutes to Augusta or Brunswick. Close to Swan Island and downtown Richmond. Don't miss out!!

5. 2019-04-05
   price $19,900 542-char remark

   Show marketing remark (542 chars)

   Well maintained and updated single wide mobile home located in a quiet and welcoming park, Indian Run Estates in Dresden. 2 bedrooms, 1 bath and an open concept with large living room and kitchen/dining area. Large master suite with double closets, laundry area in bathroom, skylights throughout, and recent updates/move-in ready! Beautiful and level lot to go out and enjoy. Lot rent includes water, septic, and trash. Park is centrally located 25 minutes to Augusta or Brunswick. Close to Swan Island and downtown Richmond. Don't miss out!!

6. 2018-12-14
   listed $24,900 Active 542-char remark

   Show marketing remark (542 chars)

   Well maintained and updated single wide mobile home located in a quiet and welcoming park, Indian Run Estates in Dresden. 2 bedrooms, 1 bath and an open concept with large living room and kitchen/dining area. Large master suite with double closets, laundry area in bathroom, skylights throughout, and recent updates/move-in ready! Beautiful and level lot to go out and enjoy. Lot rent includes water, septic, and trash. Park is centrally located 25 minutes to Augusta or Brunswick. Close to Swan Island and downtown Richmond. Don't miss out!!

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $14,397
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − HOA: −$5,100
• − Depreciation: −$1,600
• Taxable income: $1,213
• Est. tax owed @ 24.0%: −$291
• After-tax cash flow: $1,421/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 · 13 photos

Fair 45/100 Cosmetic rehab

This single-wide mobile home is move-in ready with some cosmetic updates needed to improve its curb appeal and interior aesthetics.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Flooring — Some wear on wood flooring
• Minor Exterior siding — Some discoloration

Value-add opportunities

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics
• Both Flooring — New flooring can improve the overall look and feel of the home
• Both Exterior siding — Fresh paint or new siding can improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls	Minor	$500–3,000
Flooring · Some wear on wood flooring	Minor	$500–3,000
Exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Flooring — New flooring can improve the overall look and feel of the home ↑
• Both Exterior siding — Fresh paint or new siding can improve the home's curb appeal and value ↑

ⓘ 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: RSU 02
• NCES district ID: 2314776
• Math proficiency: 83% ▲ 56.00%
• Reading proficiency: 87% ▲ 34.00%
• Median HH income: $52,565
• Composite: 72.04/100
• National rank: #208
• State rank: #52 of 112 in ME

Livability — Dresden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,639

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 33,059 people
• By 2030: 32,050 · -3.1%
• By 2040: 29,490 · -10.8%
• By 2050: 27,201 · -17.7%
• By 2075: 24,598 · -25.6%
• By 2100: 21,989 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 11% Slovak 6% Serbian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lincoln

• 2024 margin: D (+11.2) · D 54.6% · R 43.4% · Other 2.0%
• 2008→2024 swing: -0.8pp no change · 2008: 12.0pp · 2024: 11.2pp
• All cycles: 2024: D+11.2 2020: D+10.3 2016: D+2.4 2012: D+11.7 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 78.35%
• Current HPI: 439.7575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+120.9% since first listed

6 events — show timeline

• 2026-04-26 Pending — MREIS
• 2026-04-19 Listed $55,000 MREIS
• 2019-06-07 Sold (MLS) $18,500 MREIS
• 2019-05-22 Pending — MREIS
• 2019-04-05 Price Changed $19,900 MREIS
• 2018-12-14 Listed $24,900 MREIS