6 Sandy Ln · Livermore Falls, ME 04254

$33,000

3 bd · 1.0 ba · 924 sqft · Manufactured · 61 Days on market

Built 1989 $36/sqft · 48% below area Est $63k · 48% under ↓ 6% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Affordable opportunity to own a 3-bedroom, 1-bath 1989 Fairmont single-wide mobile home, ideally situated on a large lot in a quiet, spacious mobile home park. This home features a durable metal roof, recent flooring updates, and a newer washer and dryer already in place. With a little TLC and some sweat equity, this property offers great potential--bring your vision and personal touches to truly make it your own. Conveniently located just 17 minutes from Winthrop and only 37 minutes to both Augusta and Lewiston, providing easy access to shopping, dining, and amenities while still enjoying a peaceful setting. Flexible financing options available! Owner financing is offered with 2/3 down, or explore lending options through Atlantic Federal Credit Union, Dirigo Federal Credit Union, or Northeastern Housing Services with as little as 10% down (buyer to verify terms). Don't miss this chance to invest in an affordable home with great upside!

Key facts

• Metal roof
• Large lot
• Flooring updates

Tags

• METAL ROOF
• FLOORING UPDATES
• LARGE LOT
• EASY ACCESS TO SHOPPING
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.
• Cap rate 27.5% vs local median 3.6% 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 $1k of equity ($228 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.15% ✓
• Cap rate: 27.54%
• Cash-on-cash: 75.89%
• DSCR: 4.38
• GRM: 2.6

CMA / ARV

• ARV (median comp): $63,000
• List price: $33,000
• Delta: -47.62%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 81.1%
• Equity multiple: 5.62×
• Total profit: $42,715
• Equity at exit: $16,435

10-year hold

• IRR: 80.0%
• Equity multiple: 11.62×
• Total profit: $98,147
• Equity at exit: $26,646

Cash invested: $9,240 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $584

Break-even live

Break-even rent $301

Max offer price $33,000

Occupancy floor 39%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   statusdays on market $33,000 Pending 61 DOM
2. 2026-06-13
   days on market $33,000 Active 60 DOM
3. 2026-06-12
   days on market $33,000 Active 59 DOM
4. 2026-06-09
   days on market $33,000 Active 56 DOM
5. 2026-06-08
   days on market $33,000 Active 55 DOM
6. 2026-06-07
   days on market $33,000 Active 54 DOM
7. 2026-06-07
   days on market $33,000 Active 53 DOM
8. 2026-06-04
   days on market $33,000 Active 50 DOM
9. 2026-06-02
   days on market $33,000 Active 49 DOM
10. 2026-06-01
    days on market $33,000 Active 48 DOM
11. 2026-05-31
    days on market $33,000 Active 47 DOM
12. 2026-05-31
    days on market $33,000 Active 46 DOM
13. 2026-04-27
    price $33,000 950-char remark

    Show marketing remark (950 chars)

    Affordable opportunity to own a 3-bedroom, 1-bath 1989 Fairmont single-wide mobile home, ideally situated on a large lot in a quiet, spacious mobile home park. This home features a durable metal roof, recent flooring updates, and a newer washer and dryer already in place. With a little TLC and some sweat equity, this property offers great potential--bring your vision and personal touches to truly make it your own. Conveniently located just 17 minutes from Winthrop and only 37 minutes to both Augusta and Lewiston, providing easy access to shopping, dining, and amenities while still enjoying a peaceful setting. Flexible financing options available! Owner financing is offered with 2/3 down, or explore lending options through Atlantic Federal Credit Union, Dirigo Federal Credit Union, or Northeastern Housing Services with as little as 10% down (buyer to verify terms). Don't miss this chance to invest in an affordable home with great upside!

14. 2026-04-14
    listed $35,000 Active 950-char remark

    Show marketing remark (950 chars)

    Affordable opportunity to own a 3-bedroom, 1-bath 1989 Fairmont single-wide mobile home, ideally situated on a large lot in a quiet, spacious mobile home park. This home features a durable metal roof, recent flooring updates, and a newer washer and dryer already in place. With a little TLC and some sweat equity, this property offers great potential--bring your vision and personal touches to truly make it your own. Conveniently located just 17 minutes from Winthrop and only 37 minutes to both Augusta and Lewiston, providing easy access to shopping, dining, and amenities while still enjoying a peaceful setting. Flexible financing options available! Owner financing is offered with 2/3 down, or explore lending options through Atlantic Federal Credit Union, Dirigo Federal Credit Union, or Northeastern Housing Services with as little as 10% down (buyer to verify terms). Don't miss this chance to invest in an affordable home with great upside!

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $608 · $51/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,483
• − Mortgage interest: −$1,849
• − Property taxes: −$608
• − Insurance: −$165
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$960
• Taxable income: $6,905
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,355/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

-5.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $33,000 MREIS
• 2026-04-14 Listed $35,000 MREIS

Property tax history

+5.1%/yr

Latest (2025): $608 · +40.4% YoY. Source: county tax records.