None · Livermore Falls, ME 04254

$37,000

2 bd · 1.0 ba · 728 sqft · Manufactured · 46 Days on market

Built 1983 $420/mo HOA · 44% of rent ↓ 18% since listing

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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 +25.7/30.0
• 1% rule +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +6.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable 2-bedroom, 1-bath mobile home with appliances and generator hookup. Easy to heat and maintain. Sellers have removed closets, leaving a blank slate for customization-perfect opportunity to add your personal touch and build equity. Sale contingent on park approval.

Key facts

• Parking
• Built 1983
• Listed 46 days

Property features AI

Finance

• HOA & community: Association required; $420 monthly fee; Land lease (site rent) applies

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); Built in 1983
• Construction: Vinyl siding; Shingle roof; Mobile construction (single wide)
• Exterior features: Located in a mobile home park; Level site; Gravel road/access

Interior

• Kitchen: Electric range; Refrigerator; Pantry; Kitchen island
• Bedrooms: Two bedrooms on the first level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Has heating
• Interior features: Pantry; Kitchen island
• Laundry & utility: Washer and dryer on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $37k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $37k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% in Livermore Falls — 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 67/100 on livability (#95 in ME) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• RSU 73 (rural): math 75% / reading 81% proficiency, ranked #91 of 112 in ME (top 81%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 35 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($256 loan paydown + $1k appreciation (3.9% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $35,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 F-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. 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: 2.58% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.21%
• DSCR: 1.45
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.16×
• Total profit: $12,022
• Equity at exit: $18,427

10-year hold

• IRR: 20.3%
• Equity multiple: 4.21×
• Total profit: $33,292
• Equity at exit: $29,876

Cash invested: $10,360 (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 04254

• Home prices YoY: 1.2%
• Active inventory: 35
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$194
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$15
• HOA: −$420
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $88

Break-even live

Break-even rent $843

Max offer price $37,000

Occupancy floor 86%

Sensitivity live

Price	-10% $109	-5% $99	+0% $88	+5% $78	+10% $67
Rent	-10% $13	-5% $50	+0% $88	+5% $126	+10% $164
Rate	-1.0pp $107	-0.5pp $98	base $88	+0.5pp $79	+1.0pp $69

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: $9,250
• Closing costs: $1,110
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 20 events

1. 2026-06-21
   days on market $37,000 Active 46 DOM
2. 2026-06-18
   days on market $37,000 Active 44 DOM
3. 2026-06-17
   days on market $37,000 Active 43 DOM
4. 2026-06-16
   days on market $37,000 Active 42 DOM
5. 2026-06-15
   days on market $37,000 Active 41 DOM
6. 2026-06-13
   days on market $37,000 Active 39 DOM
7. 2026-06-12
   days on market $37,000 Active 38 DOM
8. 2026-06-09
   days on market $37,000 Active 35 DOM
9. 2026-06-08
   days on market $37,000 Active 34 DOM
10. 2026-06-07
    days on market $37,000 Active 33 DOM
11. 2026-06-07
    days on market $37,000 Active 32 DOM
12. 2026-06-04
    days on market $37,000 Active 29 DOM
13. 2026-06-02
    days on market $37,000 Active 28 DOM
14. 2026-06-01
    days on market $37,000 Active 27 DOM
15. 2026-05-31
    days on market $37,000 Active 26 DOM
16. 2026-05-31
    days on market $37,000 Active 25 DOM
17. 2026-05-15
    price $40,000 274-char remark
18. 2026-05-14
    price $40,000 274-char remark
19. 2026-05-05
    price $45,000 274-char remark
20. 2026-05-05
    listed $45,000 Active 274-char remark

ⓘ 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: $438 · $36/mo
• Projected year-2 tax: $471 · $39/mo
• Expected delta: +$33/yr (+$3/mo · 7.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $11,455
• − Mortgage interest: −$2,073
• − Property taxes: −$438
• − Insurance: −$185
• − Repairs & maintenance: −$916
• − Management: −$916
• − HOA: −$5,040
• − Depreciation: −$1,076
• Taxable income: $810
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $864/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 73
• NCES district ID: 2314805
• Math proficiency: 75% ▲ 50.00%
• Reading proficiency: 81% ▲ 38.00%
• Median HH income: $44,547
• Composite: 65.46/100
• National rank: #477
• State rank: #91 of 112 in ME

Livability — Livermore Falls

• Score: 67/100
• State rank: #95
• US rank: #10818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,076

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% Two or more races 2%
• Common ancestry: Lithuanian 18% German 2% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Other Indo-European 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: ▲ 3.85%
• Current HPI: 330.6379
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-17.8% since first listed

5 events — show timeline

• 2026-05-25 Price Changed $37,000 MREIS
• 2026-05-15 Price Changed $40,000 MREIS
• 2026-05-14 Price Changed $40,000 MREIS
• 2026-05-05 Price Changed $45,000 MREIS
• 2026-05-05 Listed $45,000 MREIS

Property tax history

+4.3%/yr

Latest (2025): $438 · +11.7% YoY. Source: county tax records.