430 Post Rd #268 · Kennebunk, ME 04090

$74,900

1 bd · 1.0 ba · 428 sqft · Manufactured public records · 3 Days on market

Built 2008 $842/mo HOA · 44% of rent ↓ 22% since listing

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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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

Key facts

• Covered porch
• Open-concept kitchen
• Outdoor deck

Tags

• SEASONAL PARK MODEL HOME
• OPEN-CONCEPT KITCHEN
• SPACIOUS SUNROOM
• COVERED PORCH
• OUTDOOR DECK
• MASSIVE SHED

Property features AI

Finance

• HOA & community: Association with an annual fee of $10,100; Land lease required

Exterior

• Parking: On-site parking on gravel; Space for 1–4 vehicles; 2-car vehicle storage
• Utilities: Public water; Public sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile Home; Multi-level; Pitched shingle roof; Built in 2008
• Construction: Vinyl siding; Mobile construction
• Exterior features: Deck; Porch; Shed(s); Located in a mobile home park

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom 1 on the first level; Bedroom 2 on the second level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Furnished; 6 total rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 9.4% vs local median 3.2% in 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 79/100 on livability (#20 in ME, #2,049 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D+, amenities F, commute F.
• Wells-Ogunquit CSD (rural): math 87% / reading 90% proficiency, ranked #32 of 112 in ME (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 267 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $74,900

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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.54% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.98%
• DSCR: 1.49
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $599
• Equity at exit: $11,168

10-year hold

• IRR: 10.9%
• Equity multiple: 1.88×
• Total profit: $18,354
• Equity at exit: $6,476

Cash invested: $20,972 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$31
• HOA: −$842
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $192

Break-even live

Break-even rent $1,661

Max offer price $74,900

Occupancy floor 85%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr
• Likely covers: pool

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-12
   listed $74,900 Active
3. 2019-08-26
   soldstatus $89,900 Closed 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

4. 2019-08-19
   status Pending 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

5. 2019-08-03
   status Active 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

6. 2019-07-31
   status Pending 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

7. 2019-07-12
   price $89,900 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

8. 2019-05-18
   listed $96,500 Active 522-char remark

   Show marketing remark (522 chars)

   This vacation home has it all! A large private yard tucked in at the back of the resort. Like new 2008 Kropf Island Series with 8X24 Silver top room, 12X12 deck, 8X8 covered porch and firepit. The resort is on the trolley line featuring 3 heated built in pools, 2 clubhouses, fitness room, and tennis, basketball & pickle courts. Plenty of sleeping area & storage in the double loft. 12X14 Shed to store all of the summer toys. This is a rare opportunity to own your dream beach retreat at an affordable price

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$234/yr (+$20/mo · 42.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,841
• − Mortgage interest: −$4,196
• − Property taxes: −$550
• − Insurance: −$374
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$10,104
• − Depreciation: −$2,179
• Taxable income: $1,783
• Est. tax owed @ 24.0%: −$428
• After-tax cash flow: $1,874/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: Wells-Ogunquit CSD
• NCES district ID: 2313490
• Math proficiency: 87% ▲ 42.00%
• Reading proficiency: 90% ▲ 26.00%
• Median HH income: $61,341
• Composite: 75.79/100
• National rank: #125
• State rank: #32 of 112 in ME

Livability — Kennebunk

• Score: 79/100
• State rank: #20
• US rank: #2049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,544

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -103.52%
• Current HPI: 413.9951
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-22.4% since first listed

8 events — show timeline

• 2026-05-15 Pending — MREIS
• 2026-05-12 Listed $74,900 MREIS
• 2019-08-26 Sold (MLS) $89,900 MREIS
• 2019-08-19 Pending — MREIS
• 2019-08-03 Relisted — MREIS
• 2019-07-31 Pending — MREIS
• 2019-07-12 Price Changed $89,900 MREIS
• 2019-05-18 Listed $96,500 MREIS

Property tax history

+7.9%/yr

Latest (2025): $550 · +11.1% YoY. Source: county tax records.