36 Skyline Cir · Kennebunk, ME 04090

$240,000

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 204 Days on market

Built 1994 $185/sqft · at area comps Est $231k · at est.

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +7.6/10.0
• ARV discount +5.7/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

House cannot be used as Rental Property. .. Must be Owner Occupied. (( LOT FEE is $495.00 monthly )) as the modular home sits on Rented Land owned by J. Management out of NH. Development is Depot Road Villages a 55 and over community. New roof was replaced in 2022, new hot water heater was replaced in 2018, outdoor kerosene tank was replaced in 2018. Propane tank is owned by Garthwaite. .. this heats the hot water only. Kerosene heats the house which also has Central Air Conditioning. Side yards have one Pear, one Red Apple and one Yellow Apple Tree which fully bloom during season offering enough fruit to make delicious baked goods! House is located about a mile from Route 95 at EXIT 19. First and foremost, you will enjoy all four seasons of year round living on Skyline Circle in this amazing tourist town of Wells, Maine. When you make the decision to purchase this home, nestled on a quiet road in a beautiful established neighborhood, you will meet Wonderful Neighbors, enjoy the many differing sounds from the birds happily singing, small dogs greeting one another while safely walking on the private way with their owners, the Amtrak train passing by the neighborhood just down the block, police, fire and ambulance sirens driving by while heading to help the beloved residents in this lovely town!! Development is located across from York Hospital/Wells Urgent Care/Walk-In, less than a mile to Route 1, Police & Fire Stations. Within a 5-10 minute drive to Drake's Island Beach, Wells Harbor, Wells Beach, Congdon's Donuts, Maine Diner, Hannaford Supermarket/ Pharmacy, Reny's (A Maine Adventure!), Aroma Joe's, Dunkin Donuts, soon-to-be Starbucks, Bo-Mar Hall Antiques, two car washes, Post Office, Kennebunk Savings Bank, M & T Bank, Bank of America, Flagship Cinema, Cannabis store, Seacoast Pizza, honest mechanics, Mobil, Cumberland, Irving gas stations, Wells Public Library, North Star Cantina, Dairy Queen, Laundromat, Sherwin Williams, IGA Store, The Steakhouse Restaurant, Mike's Clam Shack, Hair Salons & Barbershops, CVS. Eight miles down the road on Route 109 in Sanford is Walmart and Lowe's. Amtrak Downeaster' Train Station is located at Exit 19 with trains to take you into Boston or up to Portland.

Key facts

• Red apple tree
• Yellow apple tree
• New hot water heater

Tags

• NEW ROOF
• NEW HOT WATER HEATER
• CENTRAL AIR CONDITIONING
• PEAR TREE
• RED APPLE TREE
• YELLOW APPLE TREE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.4% vs local median 3.2% in Kennebunk — 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 79/100 on livability (#20 in ME, #2,049 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Wells-Ogunquit CSD (rural): math 87% / reading 90% proficiency, ranked #32 of 112 in ME (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Wells Elementary School (math 87% / reading 91%, grade A+, #73 of 294 statewide, top 25%, 551 students, 15% FRL); Wells Junior High School (math 86% / reading 90%, grade A+, #27 of 85 statewide, top 31%, 441 students, 19% FRL); Wells High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 415 students, 10% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 267 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.41% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.77%
• DSCR: 1.97
• GRM: 5.9

CMA / ARV

• ARV (median comp): $230,647
• List price: $240,000
• Delta: 4.05%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Moonstone Way	0.06mi	3/2.0	1,248 (-4%)	21mo	$298,500	$239	73
64 Anna Robert Cir	0.10mi	2/2.0 (-1)	1,440 (+11%)	1mo	$342,900	$238	71
11 Whistle Stop Cir	0.12mi	3/2.0	1,456 (+12%)	7mo	$264,000	$181	68
83 Anna Robert Cir	0.09mi	2/2.0 (-1)	1,224 (-6%)	23mo	$305,000	$249	62

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $38,700
• Equity at exit: $35,785

10-year hold

• IRR: 23.1%
• Equity multiple: 2.99×
• Total profit: $133,414
• Equity at exit: $20,751

Cash invested: $67,200 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $3,392 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$102 /mo · $1,220/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $1,219

Break-even live

Break-even rent $1,848

Max offer price $240,000

Occupancy floor 59%

Sensitivity live

Price	-10% $1,355	-5% $1,287	+0% $1,219	+5% $1,151	+10% $1,083
Rent	-10% $951	-5% $1,085	+0% $1,219	+5% $1,353	+10% $1,487
Rate	-1.0pp $1,340	-0.5pp $1,280	base $1,219	+0.5pp $1,157	+1.0pp $1,094

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   days on market $240,000 Active 204 DOM
2. 2026-06-02
   days on market $240,000 Active 203 DOM
3. 2026-06-01
   days on market $240,000 Active 202 DOM
4. 2026-05-31
   days on market $240,000 Active 201 DOM
5. 2026-05-30
   days on market $240,000 Active 200 DOM
6. 2025-11-11
   listed $240,000 Active 2253-char remark

   Show marketing remark (2253 chars)

   House cannot be used as Rental Property. .. Must be Owner Occupied. (( LOT FEE is $495.00 monthly )) as the modular home sits on Rented Land owned by J. Management out of NH. Development is Depot Road Villages a 55 and over community. New roof was replaced in 2022, new hot water heater was replaced in 2018, outdoor kerosene tank was replaced in 2018. Propane tank is owned by Garthwaite. .. this heats the hot water only. Kerosene heats the house which also has Central Air Conditioning. Side yards have one Pear, one Red Apple and one Yellow Apple Tree which fully bloom during season offering enough fruit to make delicious baked goods! House is located about a mile from Route 95 at EXIT 19. First and foremost, you will enjoy all four seasons of year round living on Skyline Circle in this amazing tourist town of Wells, Maine. When you make the decision to purchase this home, nestled on a quiet road in a beautiful established neighborhood, you will meet Wonderful Neighbors, enjoy the many differing sounds from the birds happily singing, small dogs greeting one another while safely walking on the private way with their owners, the Amtrak train passing by the neighborhood just down the block, police, fire and ambulance sirens driving by while heading to help the beloved residents in this lovely town!! Development is located across from York Hospital/Wells Urgent Care/Walk-In, less than a mile to Route 1, Police & Fire Stations. Within a 5-10 minute drive to Drake's Island Beach, Wells Harbor, Wells Beach, Congdon's Donuts, Maine Diner, Hannaford Supermarket/ Pharmacy, Reny's (A Maine Adventure!), Aroma Joe's, Dunkin Donuts, soon-to-be Starbucks, Bo-Mar Hall Antiques, two car washes, Post Office, Kennebunk Savings Bank, M & T Bank, Bank of America, Flagship Cinema, Cannabis store, Seacoast Pizza, honest mechanics, Mobil, Cumberland, Irving gas stations, Wells Public Library, North Star Cantina, Dairy Queen, Laundromat, Sherwin Williams, IGA Store, The Steakhouse Restaurant, Mike's Clam Shack, Hair Salons & Barbershops, CVS. Eight miles down the road on Route 109 in Sanford is Walmart and Lowe's. Amtrak Downeaster' Train Station is located at Exit 19 with trains to take you into Boston or up to Portland.

ⓘ 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: $1,220 · $102/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$1,022/yr (+$85/mo · 83.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,703
• − Mortgage interest: −$13,444
• − Property taxes: −$1,220
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − Depreciation: −$6,982
• Taxable income: $11,345
• Est. tax owed @ 24.0%: −$2,723
• After-tax cash flow: $11,909/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: Wells-Ogunquit CSD
• NCES district ID: 2313490
• Math proficiency: 87% ▲ 42.00%
• Reading proficiency: 90% ▲ 26.00%
• Median HH income: $61,341
• Composite: 75.79/100
• National rank: #125
• State rank: #32 of 112 in ME

Livability — Kennebunk

• Score: 79/100
• State rank: #20
• US rank: #2049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,544

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -103.52%
• Current HPI: 413.9951
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-11 Listed $240,000 ForSaleByOwner.com

Property tax history

+5.1%/yr

Latest (2025): $1,220 · +64.6% YoY. Source: county tax records.