70 Amys Cir · Richmond, ME 04342

$65,000

3 bd · 1.5 ba · 957 sqft · Manufactured · 12 Days on market

Built 2000 Average condition Est $53k · 23% over $425/mo HOA · 31% of rent

---

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 +27.5/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.7/10.0
• Schools +7.2/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Well maintained home with many cosmetic updates throughout. Move-in ready and one-floor living, you can't beat it! This wonderful home is nestled in Indian Run Estates in Dresden, which includes a private and oversized backyard with an area for your firepit, perfect area to enjoy the outdoors in your own slice of heaven. Bright and sunny throughout the home, front and back decks to enjoy the outdoors, a large shed, and a generator are all included! Spacious living room, eat-in kitchen, primary bedroom, full bathroom, laundry area, and two additional bedrooms with a shared half bath makes this layout convenient for all your needs. The park is centrally located - 25 minutes to Augusta or Brun

Key facts

• Private backyard
• Back decks
• Front decks

Tags

• PRIVATE BACKYARD
• OVERSIZED BACKYARD
• FRONT DECKS
• BACK DECKS
• LARGE SHED
• GENERATOR

Property features AI

Finance

• Financial info: Property is on a land lease
• HOA & community: Has association with a monthly fee of $425; Pets allowed with restrictions

Exterior

• Parking: Gravel on-site parking; Off-street parking providing 1–4 spaces
• Utilities: Electric water heater; Private water; Private sewer; Circuit breaker electric service; Utilities currently on
• Home design: Mobile home (single wide); Fleetwood Enterprise model; Single-story
• Construction: Built in 2001; Vinyl siding; Pitched shingle roof; Slab foundation
• Exterior features: Deck; Shed(s); Located in a mobile home park; Wooded setting; Private road frontage; Gravel and dirt road surface

Interior

• Kitchen: Eat-in kitchen; Electric range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor with closet; Bedroom 2 on the first floor with closet and half bath; Bedroom 3 on the first floor with closet and half bath
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Forced air heating
• Interior features: One-floor living; 1st-floor bedroom; Bathtub; Shower; Storm door(s); Generator
• Laundry & utility: Washer hookup on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $65k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Cap rate 9.9% vs local median 2.2% in Richmond — 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 (#83 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• RSU 02 (rural): math 83% / reading 87% proficiency, ranked #52 of 112 in ME (top 46%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 19 active listings in the ZIP; 158 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $65,000

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 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?
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: 2.08% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $52,635
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Amys Cir	0.04mi	2/1.0 (-1)	1,008 (+5%)	0mo	$55,000	$55	82
60 Amy Cir	0.08mi	3/2.0	924 (-3%)	13mo	$55,000	$60	78
62 Amys Cir	0.05mi	2/2.0 (-1)	980 (+2%)	11mo	$40,000	$41	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 3.64×
• Total profit: $47,971
• Equity at exit: $58,557

10-year hold

• IRR: 29.2%
• Equity multiple: 8.26×
• Total profit: $132,163
• Equity at exit: $126,281

Cash invested: $18,200 (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 04342

• Home prices YoY: 21.7%
• Active inventory: 19
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$425
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $193

Break-even live

Break-even rent $1,107

Max offer price $65,000

Occupancy floor 81%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $425 · $5,100/yr

Listing history 10 events

1. 2026-06-17
   status $65,000 Pending 12 DOM
2. 2026-06-16
   days on market $65,000 Active 12 DOM
3. 2026-06-15
   days on market $65,000 Active 11 DOM
4. 2026-06-14
   days on market $65,000 Active 9 DOM
5. 2026-06-12
   days on market $65,000 Active 8 DOM
6. 2026-06-09
   days on market $65,000 Active 5 DOM
7. 2026-06-08
   days on market $65,000 Active 4 DOM
8. 2026-06-07
   days on market $65,000 Active 3 DOM
9. 2026-06-05
   remarks 699-char remark
10. 2026-06-05
    listed $65,000 Active 1 DOM

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $16,210
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − HOA: −$5,100
• − Depreciation: −$1,891
• Taxable income: $1,684
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $1,911/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 · 13 photos

Average 55/100 Cosmetic rehab

A well-maintained mobile home with cosmetic updates, showing average condition. Painting and minor repairs would significantly enhance its resale and rental value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathtub and fixtures — Signs of wear

Value-add opportunities

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics
• Both Floor refinishing — Improves the look and feel of the home
• Both Kitchen and bathroom updates — Enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathtub and fixtures · Signs of wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting the exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Floor refinishing — Improves the look and feel of the home ↑
• Both Kitchen and bathroom updates — Enhances functionality and appeal ↑

ⓘ 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 02
• NCES district ID: 2314776
• Math proficiency: 83% ▲ 56.00%
• Reading proficiency: 87% ▲ 34.00%
• Median HH income: $52,565
• Composite: 72.04/100
• National rank: #208
• State rank: #52 of 112 in ME

Livability — Richmond

• Score: 68/100
• State rank: #83
• US rank: #9679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,555
• Population (ZIP): 1,639

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 33,059 people
• By 2030: 32,050 · -3.1%
• By 2040: 29,490 · -10.8%
• By 2050: 27,201 · -17.7%
• By 2075: 24,598 · -25.6%
• By 2100: 21,989 · -33.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Lithuanian 11% Slovak 6% Serbian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Lincoln

• 2024 margin: D (+11.2) · D 54.6% · R 43.4% · Other 2.0%
• 2008→2024 swing: -0.8pp no change · 2008: 12.0pp · 2024: 11.2pp
• All cycles: 2024: D+11.2 2020: D+10.3 2016: D+2.4 2012: D+11.7 2008: D+12.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 78.35%
• Current HPI: 439.7575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $65,000 MREIS