1/79 Seacrest/ Kenzie Trail Trl · Old Orchard Beach, ME 04064

$90,000

1 bd · 1.0 ba · 630 sqft · Manufactured · 1 Days on market

Manufactured home Built 2015 Good condition $143/sqft · 9% below area Est $99k · 9% under

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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
• ARV discount +11.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Schools +8.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Manufactured-home adj. -6.6

Listing remarks

Stunning Park model with cathedral ceiling sleeps 6. Less than 2 miles from famed Old Orchard Beach. Resort includes cable water sewer trash and offers playground heated pool clubhouse hot tub grill area fire pit and dog park. Large 3 season room with 2 beds. Stove dishwasher and refrigerator to remain. Beautiful gated community. 2 golf courses nearby. Many restaurants and stores in the area. Portland is 20 minutes away. 2nd floor room off the livingroom is bright and sunny.

Key facts

• Gated community
• 3 season room
• Clubhouse

Tags

• CATHEDRAL CEILING
• HEATED POOL
• GATED COMMUNITY
• FIRE PIT
• CLUBHOUSE
• 3 SEASON ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.0% vs local median 2.0% in Old Orchard Beach — 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 (#88 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living B+; Watch: amenities F, commute F, health & safety F.
• RSU 23 (suburban): math 78% / reading 80% proficiency, ranked #87 of 112 in ME (top 78%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Jameson Elementary School (184 students, 41% FRL); Loranger Memorial School (math 77% / reading 78%, grade A+, #73 of 85 statewide, top 87%, 279 students, 42% FRL); Old Orchard Beach High School (math 95% / reading 95%, grade A+, #12 of 108 statewide, top 15%, 203 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 277 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Recommended offer $90,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $99,000
• List price: $90,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast Ln #52	0.05mi	2/1.0 (+1)	636 (+1%)	12mo	$90,000	$142	80
1 Seacoast Ln #50	0.09mi	2/1.0 (+1)	706 (+12%)	2mo	$99,000	$140	69
191 E Grand Ave #305	0.84mi	1/1.0	640 (+2%)	3mo	$475,000	$742	60
191 E Grand Ave #405	0.84mi	1/1.0	640 (+2%)	3mo	$500,000	$781	60
1 Boisvert St #8	1.25mi	1/1.0	645 (+2%)	7mo	$486,000	$753	56
191 E Grand Ave #504	0.84mi	1/1.0	640 (+2%)	11mo	$381,000	$595	54
135 Portland Ave #503	0.47mi	1/1.0	715 (+14%)	3mo	$275,000	$385	53
191 E Grand Ave #404	0.84mi	1/1.0	640 (+2%)	11mo	$410,000	$641	53
2 Wintergreen St	1.28mi	2/1.0 (+1)	653 (+4%)	5mo	$500,000	$766	50
135 Portland Ave #203	0.47mi	1/1.0	715 (+14%)	10mo	$304,000	$425	47
20 Carll Ave	1.20mi	2/1.0 (+1)	672 (+7%)	11mo	$390,000	$580	40
1 Boisvert St #2	1.25mi	1/1.0	720 (+14%)	6mo	$520,000	$722	36

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 · 4.93% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $10,181
• Equity at exit: $13,419

10-year hold

• IRR: 20.7%
• Equity multiple: 2.91×
• Total profit: $48,066
• Equity at exit: $7,782

Cash invested: $25,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 42.0 mo (2%/mo absorbed)
• Median asking: $99,900 ($143/sqft)
• Median days on market: 121 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +10.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 277
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $350

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $412	-5% $381	+0% $350	+5% $319	+10% $288
Rent	-10% $253	-5% $302	+0% $350	+5% $399	+10% $448
Rate	-1.0pp $396	-0.5pp $373	base $350	+0.5pp $327	+1.0pp $303

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: $22,500
• Closing costs: $2,700
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 E Grand Ave Unit 468 Old Orchard Beach, ME	1.0	1.0	600	$1,395	$2.33	0d	1	1.24mi
1 Boisvert St Old Orchard Beach, ME	1.0	1.0	720	$1,600	$2.22	0d	1	1.27mi

Property features AI

Finance

• Financial info: Annual taxes reported for 2025
• HOA & community: Land lease property

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Electric with circuit breakersPrivate sewerSeasonal water sourceElectric water heater
• Home design: Mobile homeBuilt in 2015Flat roof
• Construction: Mobile constructionSeller-reported building area: 630 sq ft
• Exterior features: Near golf courseNear public beachNear shoppingPaved road access

Interior

• Bedrooms: One bedroom on the first level
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Sunroom on the first levelLiving room on the first levelAdditional upper-level roomTotal of 4 rooms

Listing history 1 events

1. 2026-05-26
   listed $90,000 Active

ⓘ 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: $14,769
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,618
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,496/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 · 19 photos

Good 80/100 Cosmetic rehab Est. rehab $3,150–$9,450 screening

This park model is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom fixtures — Need cleaning

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Deep clean kitchen and bathrooms — Cleanliness is key for both resale and rental ↑
• Both Replace worn kitchen cabinets — Fresh cabinets improve aesthetics and functionality ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 83/100

Zoned Schools

Elementary Loranger Memorial School A+ ME #73/85 Nat'l #380/14,009 Middle Loranger Memorial School A+ ME #73/85 Nat'l #380/14,009 High Old Orchard Beach High School A+ ME #12/108 Nat'l #116/17,239

Schools (NCES district)

• District: RSU 23
• NCES district ID: 2314784
• Math proficiency: 78% ▲ 51.00%
• Reading proficiency: 80% ▲ 27.00%
• Median HH income: $49,630
• Composite: 66.79/100
• National rank: #406
• State rank: #87 of 112 in ME

C Composite livability gradescore 68/100

Livability — Old Orchard Beach

• Score: 68/100
• State rank: #88
• US rank: #9943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Orchard Beach, ME
• County: York County · 209,961 people
• City population: 8,632
• Metro: Portland-South Portland, ME
• Population (ZIP): 8,632
• Household income: $59,887
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Black 1% Native American 1%
• Common ancestry: Lithuanian 9% Slovak 7% Romanian 3%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · French/Haitian/Cajun 6% Russian/Polish/Slavic 1% Other Indo-European 1%

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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: ▼ -64.32%
• Current HPI: 489.543
• Rent YoY: ▲ 4.93%
• Metro: Portland-South Portland, ME
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Financial info: Annual taxes reported for 2025
• HOA & community: Land lease property

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Electric with circuit breakersPrivate sewerSeasonal water sourceElectric water heater
• Home design: Mobile homeBuilt in 2015Flat roof
• Construction: Mobile constructionSeller-reported building area: 630 sq ft
• Exterior features: Near golf courseNear public beachNear shoppingPaved road access

Interior

• Bedrooms: One bedroom on the first level
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: Sunroom on the first levelLiving room on the first levelAdditional upper-level roomTotal of 4 rooms

Price history

4 events — show timeline

• 2024-10-16 Delisted — MREIS
• 2024-09-03 Relisted — MREIS
• 2024-08-17 Delisted — MREIS
• 2024-08-16 Listed $89,000 MREIS