10 Seacoast Ln · Old Orchard Beach, ME 04064

$70,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 148 Days on market

Manufactured home Built 2016 Good condition $100/sqft · 29% below area Est $99k · 29% under $906/mo HOA · 66% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Schools +8.6/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +2.5/10.0
• Cash flow +0.6/30.0
• DSCR +0.0/10.0
• Manufactured-home adj. -3.8

Listing remarks

The way life should be!! Come enjoy 6 months each year in the Seacoast Resort community! This mobile is a 2016 Kropf Park model that has been beautifully maintained. Inside the unit is an open concept living/kitchen/dining area , a full bath and a bedroom. Attached is a glassed in living space, set on a concrete slab, that offers a second bedroom and another sitting area. There is a cozy electric fireplace for the cool evenings and the AC will keep you comfortable on the hot days. The deck adds 215 sq ft of outdoor living space. Has an irrigation system to keep the landscape happy.

Key facts

• Hot tub
• Fire pit
• Irrigation system

Tags

• GLASSED IN LIVING SPACE
• 215 SQ FT OUTDOOR LIVING SPACE
• IRRIGATION SYSTEM
• POOL
• HOT TUB
• FIRE PIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-300 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $27k (62.1% below list).
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $27k (62.1% below list) — sets the bar for cash-flow.
• Cap rate 1.1% vs local median 2.0% in Old Orchard Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 66% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,531 (62.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.97% ✓
• Cap rate: 1.14%
• Cash-on-cash: -18.39%
• DSCR: 0.18
• GRM: 4.2

CMA / ARV

• ARV (median comp): $99,000
• List price: $70,000
• Delta: -29.29%
• Verdict: UNDERPRICED
• 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 #50	0.20mi	2/1.0	706 (+1%)	2mo	$99,000	$140	87
135 Portland Ave #503	0.53mi	1/1.0 (-1)	715 (+2%)	3mo	$275,000	$385	65
135 Portland Ave #203	0.53mi	1/1.0 (-1)	715 (+2%)	10mo	$304,000	$425	58
1 Boisvert St #2	1.36mi	1/1.0 (-1)	720 (+3%)	6mo	$520,000	$722	50
2 Wintergreen St	1.37mi	2/1.0	653 (-7%)	5mo	$500,000	$766	50
20 Carll Ave	1.29mi	2/1.0	672 (-4%)	11mo	$390,000	$580	49
191 E Grand Ave #305	0.96mi	1/1.0 (-1)	640 (-9%)	3mo	$475,000	$742	43
191 E Grand Ave #405	0.96mi	1/1.0 (-1)	640 (-9%)	3mo	$500,000	$781	43
1 Boisvert St #8	1.36mi	1/1.0 (-1)	645 (-8%)	7mo	$486,000	$753	41
191 E Grand Ave #504	0.96mi	1/1.0 (-1)	640 (-9%)	11mo	$381,000	$595	37
165 E Grand Ave #6	0.99mi	2/2.0	812 (+16%)	1mo	$535,000	$659	35
165 East Grand Ave Unit 5-6	0.99mi	2/2.0	812 (+16%)	4mo	$410,000	$505	33

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: -42.2%
• Equity multiple: -0.39×
• Total profit: $-27,169
• Equity at exit: $10,437

10-year hold

• IRR: -28.6%
• Equity multiple: -0.75×
• Total profit: $-34,299
• Equity at exit: $6,052

Cash invested: $19,600 (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 →

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

Active competition Active MLS

• For sale now: 9 active · 1 under contract
• Months of supply: 54.0 mo (2%/mo absorbed)
• Median asking: $90,000 ($143/sqft)
• Median days on market: 121 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -0.9% vs 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: 4.2×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$906
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-300

Break-even live

Break-even rent $1,759

Max offer price $26,531

Occupancy floor —

Sensitivity live

Price	-10% $-252	-5% $-276	+0% $-300	+5% $-325	+10% $-349
Rent	-10% $-409	-5% $-355	+0% $-300	+5% $-246	+10% $-191
Rate	-1.0pp $-265	-0.5pp $-283	base $-300	+0.5pp $-319	+1.0pp $-337

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: $17,500
• Closing costs: $2,100
• 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	1.33mi
1 Boisvert St Old Orchard Beach, ME	1.0	1.0	720	$1,600	$2.22	0d	1	1.36mi

Property features AI

Finance

• Other: Located in Seacoast Resort subdivision
• Financial info: Land lease on the property
• HOA & community: Association presentAnnual association feePets allowed without restrictionsCommunity clubhouse

Exterior

• Parking: On-site paved parking with 1–4 spaces
• Utilities: Public sewerPublic (seasonal) waterElectric with circuit breakersElectric water heater
• Home design: Mobile home (single wide)One storyBuilt in 2016Facing information not provided
• Construction: Vinyl sidingShingle roofSlab foundation
• Exterior features: Glass-enclosed patio/porchShed(s)Level lotNear golf courseNear public beachIrrigation systemPaved road access

Interior

• Kitchen: RefrigeratorMicrowaveGas range
• Bedrooms: Bedroom 1 on the first floorBedroom 2 on the first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingDirect vent furnaceCentral air conditioning
• Interior features: First-floor bedroomFurnishedCable available

HOA detail $906/mo · $10,872/yr

• Likely covers: electric

Listing history 50 events

1. 2026-09-24
   days on market $70,000 Active 148 DOM
2. 2026-09-24
   days on market $70,000 Active 147 DOM
3. 2026-09-22
   days on market $70,000 Active 146 DOM
4. 2026-09-21
   days on market $70,000 Active 145 DOM
5. 2026-09-20
   days on market $70,000 Active 144 DOM
6. 2026-09-18
   days on market $70,000 Active 142 DOM
7. 2026-09-17
   days on market $70,000 Active 141 DOM
8. 2026-09-16
   days on market $70,000 Active 140 DOM
9. 2026-09-15
   days on market $70,000 Active 139 DOM
10. 2026-09-14
    days on market $70,000 Active 138 DOM
11. 2026-09-13
    days on market $70,000 Active 137 DOM
12. 2026-09-12
    days on market $70,000 Active 136 DOM
13. 2026-09-11
    days on market $70,000 Active 135 DOM
14. 2026-09-05
    days on market $70,000 Active 129 DOM
15. 2026-09-04
    days on market $70,000 Active 128 DOM
16. 2026-09-03
    days on market $70,000 Active 127 DOM
17. 2026-08-31
    days on market $70,000 Active 124 DOM
18. 2026-08-30
    days on market $70,000 Active 123 DOM
19. 2026-08-29
    days on market $70,000 Active 122 DOM
20. 2026-08-28
    days on market $70,000 Active 121 DOM
21. 2026-08-27
    days on market $70,000 Active 120 DOM
22. 2026-08-25
    days on market $70,000 Active 118 DOM
23. 2026-08-24
    days on market $70,000 Active 117 DOM
24. 2026-08-23
    days on market $70,000 Active 116 DOM
25. 2026-08-22
    days on market $70,000 Active 115 DOM
26. 2026-08-21
    days on market $70,000 Active 114 DOM
27. 2026-08-20
    days on market $70,000 Active 113 DOM
28. 2026-08-19
    days on market $70,000 Active 112 DOM
29. 2026-08-18
    days on market $70,000 Active 111 DOM
30. 2026-08-17
    days on market $70,000 Active 110 DOM
31. 2026-08-16
    days on market $70,000 Active 109 DOM
32. 2026-08-15
    days on market $70,000 Active 108 DOM
33. 2026-08-15
    days on market $70,000 Active 107 DOM
34. 2026-08-13
    days on market $70,000 Active 106 DOM
35. 2026-08-12
    days on market $70,000 Active 105 DOM
36. 2026-08-11
    days on market $70,000 Active 104 DOM
37. 2026-08-10
    days on market $70,000 Active 103 DOM
38. 2026-08-09
    days on market $70,000 Active 102 DOM
39. 2026-08-08
    days on market $70,000 Active 101 DOM
40. 2026-08-07
    days on market $70,000 Active 100 DOM
41. 2026-08-06
    days on market $70,000 Active 99 DOM
42. 2026-08-05
    days on market $70,000 Active 98 DOM
43. 2026-08-04
    days on market $70,000 Active 97 DOM
44. 2026-08-03
    days on market $70,000 Active 96 DOM
45. 2026-07-31
    days on market $70,000 Active 93 DOM
46. 2026-07-29
    days on market $70,000 Active 91 DOM
47. 2026-07-27
    days on market $70,000 Active 89 DOM
48. 2026-07-25
    days on market $70,000 Active 87 DOM
49. 2026-07-23
    days on market $70,000 Active 85 DOM
50. 2026-07-22
    days on market $70,000 Active 84 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $16,547
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − HOA: −$10,872
• − Depreciation: −$2,036
• Taxable loss: −$4,330
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $-2,566/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $3,500–$10,500 screening

This mobile home is in good condition with fresh paint and well-maintained landscaping, making it a solid investment with potential for value increase through minor cosmetic improvements.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters prevent water damage and improve the home's appearance, benefiting both resale and rental value. ↑

ⓘ 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 86/100

Zoned Schools

Elementary Jameson Elementary School 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

• Other: Located in Seacoast Resort subdivision
• Financial info: Land lease on the property
• HOA & community: Association presentAnnual association feePets allowed without restrictionsCommunity clubhouse

Exterior

• Parking: On-site paved parking with 1–4 spaces
• Utilities: Public sewerPublic (seasonal) waterElectric with circuit breakersElectric water heater
• Home design: Mobile home (single wide)One storyBuilt in 2016Facing information not provided
• Construction: Vinyl sidingShingle roofSlab foundation
• Exterior features: Glass-enclosed patio/porchShed(s)Level lotNear golf courseNear public beachIrrigation systemPaved road access

Interior

• Kitchen: RefrigeratorMicrowaveGas range
• Bedrooms: Bedroom 1 on the first floorBedroom 2 on the first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingDirect vent furnaceCentral air conditioning
• Interior features: First-floor bedroomFurnishedCable available

Price history

1 event — show timeline

• 2026-04-29 Listed $70,000 MREIS