179 Saco Avenue Site Unit V-H8 · Old Orchard Beach, ME 04064

$134,995

1 bd · 1.0 ba · 420 sqft · Manufactured · 49 Days on market

Built 2026 Good condition $321/sqft · 44% above area Est $94k · 44% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the perfect blend of comfort and outdoor living with this fully furnished 1-bedroom park model complete with spacious loft. This move-in ready home is designed for relaxation and comfort! Features include: 1 private bedroom + versatile loft space, expansive 10' x 35' deck (great for entertaining or unwinding), handy 8' x 8' storage shed, beautiful stone paver firepit for cozy nights under the stars, fresh sod, fully furnished just bring your essentials and settle in! Whether you're seeking a weekend escape or a seasonal home, this property offers everything you need for comfortable, low-maintenance living!

Key facts

• Private bedroom
• Versatile loft space
• Stone paver firepit

Tags

• PRIVATE BEDROOM
• VERSATILE LOFT SPACE
• EXPANSIVE DECK
• STORAGE SHED
• STONE PAVER FIREPIT
• FRESH SOD

Property features AI

Finance

• Other: Address: 179 Saco Avenue Site Unit V-H8, Old Orchard Beach, ME 04064; Listing provided by Zillow; information deemed reliable but not guaranteed
• Financial info: List price $134,995

Exterior

• Home design: Spec home, plan: 179 Saco Ave., Site V-H8; Active listing
• Exterior features: Living area of 420

Interior

• Bedrooms: One bedroom
• Bathrooms: One full bathroom
• Interior features: One full bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.1% in Old Orchard Beach — 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 68/100 on livability (#88 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: schools D, amenities F, commute F.
• RSU 23 (suburban): math 78% / reading 80% proficiency, ranked #87 of 112 in ME (top 78%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: Rents rising fast (+4.9%/yr); 171 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,945 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (median comp): $94,000
• List price: $134,995
• Delta: 43.61%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Old Orchard Rd #7	0.68mi	1/1.0	399 (-5%)	3mo	$118,000	$296	58
3 Old Orchard Rd #48	0.70mi	1/1.0	399 (-5%)	2mo	$70,000	$175	57

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,115
• Equity at exit: $20,128

10-year hold

• IRR: 12.9%
• Equity multiple: 2.12×
• Total profit: $42,207
• Equity at exit: $11,672

Cash invested: $37,799 (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 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 171
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $327

Break-even live

Break-even rent $1,181

Max offer price $134,995

Occupancy floor 75%

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: $33,749
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Sunset Dr Old Orchard Beach, ME	1.0	1.0	300	$1,395	$4.65	43d	1	1.03mi
18 Imperial St Old Orchard Beach, ME	—	1.0	285	$1,595	$5.60	43d	1	1.22mi

Listing history 15 events

1. 2026-06-18
   days on market $134,995 Active 49 DOM
2. 2026-06-17
   days on market $134,995 Active 48 DOM
3. 2026-06-16
   days on market $134,995 Active 47 DOM
4. 2026-06-15
   days on market $134,995 Active 46 DOM
5. 2026-06-14
   days on market $134,995 Active 44 DOM
6. 2026-06-10
   days on market $134,995 Active 41 DOM
7. 2026-06-09
   days on market $134,995 Active 40 DOM
8. 2026-06-08
   days on market $134,995 Active 39 DOM
9. 2026-06-07
   days on market $134,995 Active 38 DOM
10. 2026-06-03
    days on market $134,995 Active 34 DOM
11. 2026-06-02
    days on market $134,995 Active 33 DOM
12. 2026-06-01
    days on market $134,995 Active 32 DOM
13. 2026-05-31
    days on market $134,995 Active 31 DOM
14. 2026-05-30
    days on market $134,995 Active 30 DOM
15. 2026-04-30
    listed $134,995 Active 622-char remark

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $19,134
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$3,927
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $3,469/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 · 9 photos

Good 80/100 None rehab

This fully furnished park model is in excellent condition with modern finishes and a spacious deck. It's move-in ready and offers a comfortable, low-maintenance living experience.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters.
• Both Add a small outdoor rug on the deck — Improves the aesthetic and comfort of the outdoor living space.
• Both Install a small outdoor light fixture — Enhances the home's curb appeal and provides better lighting for evening use.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and could attract more buyers or renters. ↑
• Both Add a small outdoor rug on the deck — Improves the aesthetic and comfort of the outdoor living space. ↑
• Both Install a small outdoor light fixture — Enhances the home's curb appeal and provides better lighting for evening use. ↑

ⓘ 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 23
• NCES district ID: 2314784
• Math proficiency: 78% ▲ 51.00%
• Reading proficiency: 80% ▲ 27.00%
• Median HH income: $49,630
• Composite: 66.79/100
• National rank: #406
• State rank: #87 of 112 in ME

Livability — Old Orchard Beach

• Score: 68/100
• State rank: #88
• US rank: #9943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Orchard Beach, ME
• County: York County · 80,026 people
• City population: 8,632
• Metro: Portland-South Portland, ME
• Population (ZIP): 8,632
• Household income: $59,887
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 441.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1% Native American 1%
• Common ancestry: Lithuanian 9% Slovak 7% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -64.32%
• Current HPI: 489.543
• Rent YoY: ▲ 4.93%
• Metro: Portland-South Portland, ME
• State GDP YoY: —
• F500 in state: 0