20 Joshs Way · Oxford, ME 04274

$95,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 2 Days on market

Built 2009 Est $95k · at est. $400/mo HOA · 27% of rent

---

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 +22.7/30.0
• 1% rule +10.0/10.0
• DSCR +7.3/10.0
• ARV discount +7.3/15.0
• Schools +6.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.1/10.0

Listing remarks MLS

At no fault of the homeowner or park, this property is back on the market!! Introducing a charming mobile home nestled in a peaceful cul-de-sac in an association close to local amenities. This cozy 2-bedroom, 1-bath abode features an insulated shed, perfect for extra storage. Relax and unwind on the inviting front porch, or gather in the spacious open kitchen. With meticulous upkeep, this home radiates pride of ownership. Enjoy a serene field view, and take advantage of the community's tennis and basketball court. Don't miss your chance to call this lovely mobile home yours. Act now and embrace comfortable living in a tranquil setting.

Key facts

• Parking
• Built 2009
• Listed 2 days

Property features AI

Finance

• HOA & community: Association fee $400 monthly; Association allows up to 2 pets; Land lease required

Exterior

• Parking: Paved on-site parking with 1–4 spaces
• Utilities: Public water; Quasi-public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile Home (single wide); Built in 2009; Entry and main living on first floor; Facing direction not specified
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Porch; Tennis court(s); Shed(s); Located in a mobile home park; Near golf course, turnpike/interstate, town, and railroad; Level lot; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump (also provides cooling)
• Interior features: One-floor living; First-floor bedroom; Total of 4 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 53/100 on livability (#128 in ME) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: health & safety C-, amenities F, commute F.
• RSU 16 (rural): math 79% / reading 83% proficiency, ranked #73 of 112 in ME (top 65%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Poland Community School (math 76% / reading 85%, grade A+, #176 of 294 statewide, top 60%, 436 students, 38% FRL); Bruce M Whittier Middle School (math 81% / reading 84%, grade A+, #51 of 85 statewide, top 61%, 281 students, 36% FRL); Poland Regional H S (math 87% / reading 87%, grade A, #66 of 108 statewide, top 68%, 535 students, 30% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: 38 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 6y ago 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.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $95,000

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. Schools are F-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: 1.53% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.34%
• DSCR: 1.33
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $94,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Joshs Way	0.00mi	2/1.0	728 (0%)	0mo	$95,000	$130	100
8 Josh's Way	0.00mi	2/1.0	784 (+8%)	17mo	$71,000	$91	73

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-4,810
• Equity at exit: $14,165

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $10,065
• Equity at exit: $8,214

Cash invested: $26,600 (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 04274

• Home prices YoY: -2.2%
• Active inventory: 38
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$40
• HOA: −$400
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $163

Break-even live

Break-even rent $1,249

Max offer price $95,000

Occupancy floor 84%

Sensitivity live

Price	-10% $216	-5% $190	+0% $163	+5% $136	+10% $109
Rent	-10% $48	-5% $105	+0% $163	+5% $220	+10% $278
Rate	-1.0pp $210	-0.5pp $187	base $163	+0.5pp $138	+1.0pp $113

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 16 events

1. 2026-05-22
   status Pending
2. 2026-05-19
   listed $95,000 Active
3. 2023-07-10
   soldstatus $75,000 Closed 643-char remark

   Show marketing remark (643 chars)

   At no fault of the homeowner or park, this property is back on the market!! Introducing a charming mobile home nestled in a peaceful cul-de-sac in an association close to local amenities. This cozy 2-bedroom, 1-bath abode features an insulated shed, perfect for extra storage. Relax and unwind on the inviting front porch, or gather in the spacious open kitchen. With meticulous upkeep, this home radiates pride of ownership. Enjoy a serene field view, and take advantage of the community's tennis and basketball court. Don't miss your chance to call this lovely mobile home yours. Act now and embrace comfortable living in a tranquil setting.

4. 2023-06-24
   status Pending 643-char remark

   Show marketing remark (643 chars)

   At no fault of the homeowner or park, this property is back on the market!! Introducing a charming mobile home nestled in a peaceful cul-de-sac in an association close to local amenities. This cozy 2-bedroom, 1-bath abode features an insulated shed, perfect for extra storage. Relax and unwind on the inviting front porch, or gather in the spacious open kitchen. With meticulous upkeep, this home radiates pride of ownership. Enjoy a serene field view, and take advantage of the community's tennis and basketball court. Don't miss your chance to call this lovely mobile home yours. Act now and embrace comfortable living in a tranquil setting.

5. 2023-06-22
   listed $64,500 Active 643-char remark

   Show marketing remark (643 chars)

   At no fault of the homeowner or park, this property is back on the market!! Introducing a charming mobile home nestled in a peaceful cul-de-sac in an association close to local amenities. This cozy 2-bedroom, 1-bath abode features an insulated shed, perfect for extra storage. Relax and unwind on the inviting front porch, or gather in the spacious open kitchen. With meticulous upkeep, this home radiates pride of ownership. Enjoy a serene field view, and take advantage of the community's tennis and basketball court. Don't miss your chance to call this lovely mobile home yours. Act now and embrace comfortable living in a tranquil setting.

6. 2023-06-21
   soldstatus $64,500 Closed 591-char remark

   Show marketing remark (591 chars)

   Why rent when you could own? Set within Brookdale Village, Only a few miles from I-95 and easy route to both Auburn and Lewiston; this 2009 2 Bedroom/1 Full Bath Manufactured home provides a cost effective alternative to renting. With water and sewer included in park rent, low fuel usage in cold months and a covered front porch this is a must see for anyone looking to get into their first home or are downsizing! * * Furniture can be included in the sale * * If buyer is interested. Must be accecpted into Brookdale Village and agree to their rules and regulations. * * * * *

7. 2023-05-03
   status Pending 591-char remark

   Show marketing remark (591 chars)

   Why rent when you could own? Set within Brookdale Village, Only a few miles from I-95 and easy route to both Auburn and Lewiston; this 2009 2 Bedroom/1 Full Bath Manufactured home provides a cost effective alternative to renting. With water and sewer included in park rent, low fuel usage in cold months and a covered front porch this is a must see for anyone looking to get into their first home or are downsizing! * * Furniture can be included in the sale * * If buyer is interested. Must be accecpted into Brookdale Village and agree to their rules and regulations. * * * * *

8. 2023-05-01
   listed $64,500 Active 591-char remark

   Show marketing remark (591 chars)

   Why rent when you could own? Set within Brookdale Village, Only a few miles from I-95 and easy route to both Auburn and Lewiston; this 2009 2 Bedroom/1 Full Bath Manufactured home provides a cost effective alternative to renting. With water and sewer included in park rent, low fuel usage in cold months and a covered front porch this is a must see for anyone looking to get into their first home or are downsizing! * * Furniture can be included in the sale * * If buyer is interested. Must be accecpted into Brookdale Village and agree to their rules and regulations. * * * * *

9. 2021-02-26
   soldstatus $48,000 Closed
10. 2021-01-13
    status Pending
11. 2021-01-13
    status Pending - Continue to Show
12. 2021-01-05
    listed $49,900 Active
13. 2020-10-02
    soldstatus $40,000 Closed
14. 2020-09-08
    status Pending
15. 2020-08-27
    price $42,400
16. 2020-08-20
    listed $44,900 Active

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$351/yr (+$29/mo · 59.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $17,462
• − Mortgage interest: −$5,321
• − Property taxes: −$590
• − Insurance: −$475
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − HOA: −$4,800
• − Depreciation: −$2,764
• Taxable income: $718
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $1,779/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 16
• NCES district ID: 2314775
• Math proficiency: 79% ▲ 40.00%
• Reading proficiency: 83% ▲ 29.00%
• Median HH income: $58,651
• Composite: 69.31/100
• National rank: #315
• State rank: #73 of 112 in ME

Livability — Oxford

• Score: 53/100
• State rank: #128
• US rank: #24360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,920

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 14% Slovak 7% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.85%
• Current HPI: 350.5134
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+111.6% since first listed

16 events — show timeline

• 2026-05-22 Pending — MREIS
• 2026-05-19 Listed $95,000 MREIS
• 2023-07-10 Sold (MLS) $75,000 MREIS
• 2023-06-24 Pending — MREIS
• 2023-06-22 Listed $64,500 MREIS
• 2023-06-21 Sold (MLS) $64,500 MREIS
• 2023-05-03 Pending — MREIS
• 2023-05-01 Listed $64,500 MREIS
• 2021-02-26 Sold (MLS) $48,000 MREIS
• 2021-01-13 Pending — MREIS
• 2021-01-13 Pending — MREIS
• 2021-01-05 Listed $49,900 MREIS
• 2020-10-02 Sold (MLS) $40,000 MREIS
• 2020-09-08 Pending — MREIS
• 2020-08-27 Price Changed $42,400 MREIS
• 2020-08-20 Listed $44,900 MREIS

Property tax history

+3.9%/yr

Latest (2024): $590 · +21.1% YoY. Source: county tax records.