67 Begin Ter

Sabattus, ME 04280

$245,500F

2 bd · 1.5 ba · 924 sqft · Built 2026 · Manufactured · Active · 68 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,185/mo
• Mortgage (P&I): −$1,287
• Tax + insurance: −$152
• HOA: −$0
• Vac / Maint / Mgmt: −$249
• Net cashflow: $-504/mo
• Annual: $-6,048/yr
• Cap rate: 3.83%
• Cash-on-cash: -8.80%
• DSCR: 0.61
• 1% rule: 0.48%
• Cash to close: $68,740

Investor read

• This is a 2-bed/1.5-bath manufactured listed at $246k.
• At list price, monthly cash flow is $-504 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (36.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (51.7% below list).
• It's been on market 68 days — a 6% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $118k (51.7% below list) — sets the bar for 1% rule.
• In year one you build about $26k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• RSU 04 (rural): math 68% / reading 71% proficiency, ranked #110 of 112 in ME (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carrie Ricker School (math 66% / reading 68%, grade B+, #275 of 294 statewide, top 94%, 194 students, 42% FRL); Oak Hill Middle School (math 67% / reading 73%, grade A, #83 of 85 statewide, top 98%, 390 students, 45% FRL); Oak Hill High School (math 84% / reading 95%, grade A+, #49 of 108 statewide, top 50%, 404 students, 35% FRL) — zoned schools at 41% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• It's been on market 68 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.