7 Oregon Ave #499 · Old Orchard Beach, ME 04064

$24,900

2 bd · 1.0 ba · 700 sqft · SingleFamily · 55 Days on market

Built 1989 $36/sqft · 63% below area $573/mo HOA · 30% of rent ↓ 49% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New Price includes 2026 seasonal fee!! Here's your perfect affordable seasonal retreat in Old Orchard Beach! 1989 Quailridge Cobra Park Model updated in 2024 with 2 bedrooms / 1 bath - plenty of space for everyone! Close to town, the beach, the pier and shopping! Pinehirst Campground offers tons of amenities including a clubhouse, pools, basketball & tennis courts for fun all summer long! Seasonal, May 1st to October 31st, large Florida room, deck with water views of the pond.

Key facts

• Parking
• Pool
• Built 1989

Property features AI

Finance

• Other: Located on/near a cul-de-sac, wooded setting, near golf course, near public beach, near turnpike/interstate, and near town; Road surface: gravel and dirt; Zoning: R-4; In-ground pool
• Financial info: Land lease in place
• HOA & community: Association with annual fee; Clubhouse

Exterior

• Parking: 1–4 parking spaces on gravel
• Utilities: Public sewer; Public and seasonal water; Gas water heater; Electric with circuit breakers
• Home design: Mobile home; Built in 1989; Flat metal roof
• Construction: Vinyl siding; Mobile construction
• Exterior features: Deck; Tennis court(s); Shed(s); Pond view

Interior

• Kitchen: Refrigerator; Microwave; Dishwasher; Cooktop
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Space heater
• Interior features: Five total rooms; Partially furnished; First-floor bedroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 43.9% 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); 175 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 39% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 7.75% ✓
• Cap rate: 43.87%
• Cash-on-cash: 134.21%
• DSCR: 6.97
• GRM: 1.1

CMA / ARV

• ARV (median comp): $68,128
• List price: $24,900
• Delta: -63.45%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Ryefield Dr	0.49mi	1/1.0 (-1)	672 (-4%)	15mo	$370,000	$551	53

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: —
• Equity multiple: 8.15×
• Total profit: $49,831
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 18.96×
• Total profit: $125,199
• Equity at exit: $2,153

Cash invested: $6,972 (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 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 175
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• HOA: −$573
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $780

Break-even live

Break-even rent $943

Max offer price $24,900

Occupancy floor 55%

Sensitivity live

Price	-10% $797	-5% $788	+0% $780	+5% $771	+10% $763
Rent	-10% $627	-5% $704	+0% $780	+5% $856	+10% $932
Rate	-1.0pp $792	-0.5pp $786	base $780	+0.5pp $773	+1.0pp $767

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $573 · $6,876/yr
• Likely covers: waterpool

Listing history 19 events

1. 2026-06-21
   days on market $24,900 Active 55 DOM
2. 2026-06-18
   days on market $24,900 Active 52 DOM
3. 2026-06-17
   pricedays on market $24,900 Active 51 DOM
4. 2026-06-16
   days on market $29,000 Active 50 DOM
5. 2026-06-15
   days on market $29,000 Active 49 DOM
6. 2026-06-14
   days on market $29,000 Active 47 DOM
7. 2026-06-10
   days on market $29,000 Active 44 DOM
8. 2026-06-09
   days on market $29,000 Active 43 DOM
9. 2026-06-08
   days on market $29,000 Active 42 DOM
10. 2026-06-07
    days on market $29,000 Active 41 DOM
11. 2026-06-03
    days on market $29,000 Active 37 DOM
12. 2026-06-02
    days on market $29,000 Active 36 DOM
13. 2026-06-01
    days on market $29,000 Active 35 DOM
14. 2026-05-31
    days on market $29,000 Active 34 DOM
15. 2026-05-30
    days on market $29,000 Active 33 DOM
16. 2026-05-15
    price $36,000 477-char remark
17. 2026-04-27
    listed $39,000 Active 477-char remark
18. 2025-08-19
    price $39,000
19. 2025-08-06
    price $44,900

ⓘ 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 C · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $23,162
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$124
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$6,876
• − Depreciation: −$724
• Taxable income: $9,963
• Est. tax owed @ 24.0%: −$2,391
• After-tax cash flow: $6,966/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 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

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 · 80,026 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: 441.0

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 (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%

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

Price history

-49.1% since first listed

8 events — show timeline

• 2026-06-17 Price Changed $24,900 MREIS
• 2026-05-26 Price Changed $29,000 MREIS
• 2026-05-15 Price Changed $36,000 MREIS
• 2026-04-27 Listed $39,000 MREIS
• 2025-10-22 Delisted — MREIS
• 2025-08-19 Price Changed $39,000 MREIS
• 2025-08-06 Price Changed $44,900 MREIS
• 2025-07-08 Listed $48,900 MREIS