1 Seacoast Ln #58 · Old Orchard Beach, ME 04064

$110,000

2 bd · 1.0 ba · 627 sqft · SingleFamily · 37 Days on market

Built 2022 Good condition $175/sqft · 13% above area Est $97k · 13% over $850/mo HOA · 44% of rent ↓ 4% since listing

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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).

• 1% rule +10.0/10.0
• Cash flow +9.2/30.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy beach life at 1 Seacoast Lane, Unit #58! This 2022 Island model unit is located in the desirable gated Seacoast Resort community. This seasonal community is open May 1 through October 31. Perfectly situated just 1.9 miles from Old Orchard Beach, you'll have easy access to 9 miles of sandy beach and activities. This newer model features an excellent location in the park with maximum privacy, an open and functional layout, with one bedroom on the main level, a loft style bedroom on the second level that can also be used for additional storage. The sunny interior is filled with natural light, electric fireplace to cozy up to, and a spacious kitchen island, perfect for casual dining or en

Key facts

• Sunny interior
• Beautiful sunroom
• Electric fireplace

Tags

• SUNNY INTERIOR
• ELECTRIC FIREPLACE
• SPACIOUS KITCHEN ISLAND
• BEAUTIFUL SUNROOM
• RECENTLY ADDED PRIVACY WALL
• ACCESS TO A RANGE OF AMENITIES

Property features AI

Finance

• Other: In-ground pool with spa
• HOA & community: Has association with clubhouse; Association fee $10,200 annually; Pets allowed with other restrictions; Land lease required

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public sewer; Public (seasonal) water; Electric circuit breakers; Electric water heater
• Home design: Mobile Home; Built in 2022
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Screened porch; Shed(s); Located in a mobile home park; Near golf course; Near public beach; Near turnpike/interstate; Near town; Neighborhood setting; Private paved road frontage

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor; Loft on the second floor
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Shower; Storage; Furnished; Other
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-82 ($-988/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (10.8% below list).
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $98k (10.8% below list) — sets the bar for cash-flow.
• Cap rate 5.4% 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; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 39% 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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,086 (10.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.76% ✓
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 4.7

CMA / ARV

• ARV (median comp): $97,248
• List price: $110,000
• Delta: 13.11%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast/59 Cullen Trail Ln	0.26mi	2/1.0	721 (+15%)	10mo	$106,000	$147	55

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: -16.4%
• Equity multiple: 0.39×
• Total profit: $-18,689
• Equity at exit: $16,401

10-year hold

• IRR: -1.8%
• Equity multiple: 0.86×
• Total profit: $-4,447
• Equity at exit: $9,511

Cash invested: $30,800 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$850
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-82

Break-even live

Break-even rent $2,038

Max offer price $98,086

Occupancy floor 99%

Sensitivity live

Price	-10% $-6	-5% $-44	+0% $-82	+5% $-120	+10% $-158
Rent	-10% $-235	-5% $-159	+0% $-82	+5% $-6	+10% $70
Rate	-1.0pp $-27	-0.5pp $-54	base $-82	+0.5pp $-111	+1.0pp $-140

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $850 · $10,200/yr
• Likely covers: electricsecurity

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-14
   days on market $110,000 Active 32 DOM
6. 2026-06-10
   days on market $110,000 Active 29 DOM
7. 2026-06-09
   days on market $110,000 Active 28 DOM
8. 2026-06-08
   days on market $110,000 Active 27 DOM
9. 2026-06-07
   days on market $110,000 Active 26 DOM
10. 2026-06-03
    days on market $110,000 Active 22 DOM
11. 2026-06-02
    days on market $110,000 Active 21 DOM
12. 2026-06-01
    days on market $110,000 Active 20 DOM
13. 2026-05-31
    days on market $110,000 Active 19 DOM
14. 2026-05-30
    days on market $110,000 Active 18 DOM
15. 2026-05-12
    listed $110,000 Active 1665-char remark
16. 2025-07-11
    price $110,000

ⓘ 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 57% 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: $23,208
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$10,200
• − Depreciation: −$3,200
• Taxable loss: −$2,267
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $-444/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2022 Island model unit in the Seacoast Resort community is in excellent condition with minimal repairs needed. It offers a good ROI with updates that can increase both resale and rental value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and can increase property value
• Both Replace outdoor lighting — Improves safety and enhances curb appeal
• Both Install new outdoor furniture — Enhances outdoor living space and can increase property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and can increase property value ↑
• Both Replace outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Install new outdoor furniture — Enhances outdoor living space and can increase property 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 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

Price history

-4.3% since first listed

4 events — show timeline

• 2026-05-12 Listed $110,000 MREIS
• 2025-11-01 Delisted — MREIS
• 2025-07-11 Price Changed $110,000 MREIS
• 2025-05-28 Listed $115,000 MREIS