1 Robinson Way Unit B28 · West Kennebunk, ME 04043

$39,900

2 bd · 1.0 ba · 650 sqft · Manufactured · 4 Days on market

Built 1999 Est $33k · 20% over $567/mo HOA · 20% of rent

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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).

• Cash flow +15.0/30.0
• Schools +8.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Privacy Abounds - Enormous Double Lot! At the end of Private Lane! Live the summer dream at Idyllic Yankeeland Resort on the Mousam River in Picturesque Kennebunk! Affordable Seasonal home on Fantastic Huge Lot! Fire Pit! Shed! Raised Beds! Huge 12' Wide Full-Length Sunroom! Nearly New Roof! AC Units, Water Heater, Bed, and Refrigerator all recently upgraded! Front Porch! Easy access, just a short drive to the highway, beaches and attractions. .. .. yet away from the hustle! Direct Access to the Mousam River where you can Canoe and Kayak! TurnKey-Furnished! Great Price too! Must see!

Key facts

• Private lane
• Raised beds
• Shed

Tags

• DOUBLE LOT
• PRIVATE LANE
• MOUSAM RIVER
• FIRE PIT
• SHED
• RAISED BEDS

Property features AI

Finance

• Financial info: Land lease: Yes
• HOA & community: Has association; Association fee $6,800 annually; Located in a gated community (appointment needed)

Exterior

• Parking: Gravel parking; Space for 1–4 vehicles
• Utilities: Circuit breakers electrical; Private sewer; Private / seasonal water; Other type water heater
• Home design: Mobile home; 1999 construction; Entry on first level; Shingle roof; Facing direction not specified
• Construction: Mobile construction with aluminum siding; Shingle roof; Year built 1999
• Exterior features: Glassed-in porch; Porch; In-ground pool; Shed(s); Interior lot; Near public beach; Near turnpike/interstate; Rural setting; Corner lot; Level lot; Private road frontage

Interior

• Kitchen: Eat-in kitchen; Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom with closet and suite on the first floor
• Flooring: Vinyl
• Bathrooms: 1 full bathroom with bathtub
• Heating & cooling: Forced air heat; Window unit(s) for cooling
• Interior features: First-floor bedroom; Bathtub; Storage; Cathedral ceiling(s); Built-ins; Glassed-in porch / sunroom (first floor)
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $40k).
• Cap rate 47.3% vs local median 2.8% in West 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 67/100 on livability (#97 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: amenities F, commute F, cost of living F.
• RSU 21 (rural): math 91% / reading 94% proficiency, ranked #13 of 112 in ME (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Kennebunk Elementary School (358 students, 9% FRL); Middle School of The Kennebunks (math 92% / reading 96%, grade A+, #5 of 85 statewide, top 5%, 479 students, 11% FRL); Kennebunk High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 756 students, 11% FRL).
• Market conditions: 132 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 $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $39,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 7.00% ✓
• Cap rate: 47.31%
• Cash-on-cash: 146.50%
• DSCR: 7.52
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $33,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Robinson Way Unit B75	0.00mi	2/1.0	700 (+8%)	3mo	$15,000	$21	84
1 Robinson Way Unit B094	0.00mi	2/1.0	680 (+5%)	21mo	$42,500	$63	75
1 Robinson Way Unit B47	0.00mi	2/1.0	720 (+11%)	11mo	$37,000	$51	73
1 Robinson Way Unit A152	0.00mi	1/1.0 (-1)	680 (+5%)	20mo	$32,500	$48	70
1 Robinson Way Unit A027	0.09mi	1/1.0 (-1)	608 (-6%)	21mo	$40,000	$66	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: —
• Equity multiple: 8.23×
• Total profit: $80,795
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 17.45×
• Total profit: $183,800
• Equity at exit: $3,450

Cash invested: $11,172 (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 04043

• Home prices YoY: -21.4%
• Active inventory: 132
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $2,793 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$567
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,364

Break-even live

Break-even rent $1,067

Max offer price $39,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,392	-5% $1,378	+0% $1,364	+5% $1,350	+10% $1,336
Rent	-10% $1,143	-5% $1,254	+0% $1,364	+5% $1,474	+10% $1,585
Rate	-1.0pp $1,384	-0.5pp $1,374	base $1,364	+0.5pp $1,354	+1.0pp $1,343

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $567 · $6,804/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-22
   statusdays on market $39,900 Active Under Contract 4 DOM
2. 2026-06-17
   remarks 604-char remark
3. 2026-06-17
   listed $39,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,519
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − HOA: −$6,804
• − Depreciation: −$1,161
• Taxable income: $17,158
• Est. tax owed @ 24.0%: −$4,118
• After-tax cash flow: $12,249/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 21
• NCES district ID: 2314773
• Math proficiency: 91% ▲ 34.00%
• Reading proficiency: 94% ▲ 20.00%
• Median HH income: $68,462
• Composite: 79.78/100
• National rank: #55
• State rank: #13 of 112 in ME

Livability — West Kennebunk

• Score: 67/100
• State rank: #97
• US rank: #11126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,692

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Lithuanian 8% Slovak 5% Serbian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2% German/W. Germanic 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: ▼ -108.54%
• Current HPI: 398.495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $39,900 MREIS