10 Seacoast Ln · Old Orchard Beach, ME 04064

$70,000

2 bd · 1.0 ba · 700 sqft · SingleFamily · 53 Days on market

Built 2016 Good condition $100/sqft · 28% below area Est $97k · 28% under $906/mo HOA · 47% of rent

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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 +23.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

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. The park offers many amenities for your use: pool, hot tub, fire pit and a Clubhouse that is available for ent

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

Property features AI

Finance

• Other: Located in Seacoast Resort subdivision
• Financial info: Land lease on the property
• HOA & community: Association present; Annual association fee; Pets allowed without restrictions; Community clubhouse

Exterior

• Parking: On-site paved parking with 1–4 spaces
• Utilities: Public sewer; Public (seasonal) water; Electric with circuit breakers; Electric water heater
• Home design: Mobile home (single wide); One story; Built in 2016; Facing information not provided
• Construction: Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Glass-enclosed patio/porch; Shed(s); Level lot; Near golf course; Near public beach; Irrigation system; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Gas range
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Direct vent furnace; Central air conditioning
• Interior features: First-floor bedroom; Furnished; Cable available

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $20k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 47% 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 $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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. 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.
6. 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.
7. 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: 2.76% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.27%
• DSCR: 1.37
• GRM: 3.0

CMA / ARV

• ARV (median comp): $97,248
• List price: $70,000
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast/59 Cullen Trail Ln	0.25mi	2/1.0	721 (+3%)	10mo	$106,000	$147	75

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: 2.1%
• Equity multiple: 1.09×
• Total profit: $1,668
• Equity at exit: $10,437

10-year hold

• IRR: 15.9%
• Equity multiple: 2.59×
• Total profit: $31,220
• 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 →

ZIP-level market 04064

• Home prices YoY: -11.6%
• Rents YoY: 4.9%
• Active inventory: 175
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$906
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $135

Break-even live

Break-even rent $1,759

Max offer price $70,000

Occupancy floor 88%

Sensitivity live

Price	-10% $183	-5% $159	+0% $135	+5% $111	+10% $87
Rent	-10% $-17	-5% $59	+0% $135	+5% $211	+10% $288
Rate	-1.0pp $170	-0.5pp $153	base $135	+0.5pp $117	+1.0pp $99

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $906 · $10,872/yr
• Likely covers: electricpool

Listing history 16 events

1. 2026-06-21
   days on market $70,000 Active 53 DOM
2. 2026-06-18
   days on market $70,000 Active 50 DOM
3. 2026-06-17
   days on market $70,000 Active 49 DOM
4. 2026-06-16
   days on market $70,000 Active 48 DOM
5. 2026-06-15
   days on market $70,000 Active 47 DOM
6. 2026-06-14
   days on market $70,000 Active 45 DOM
7. 2026-06-10
   days on market $70,000 Active 42 DOM
8. 2026-06-09
   days on market $70,000 Active 41 DOM
9. 2026-06-08
   days on market $70,000 Active 40 DOM
10. 2026-06-07
    days on market $70,000 Active 39 DOM
11. 2026-06-03
    days on market $70,000 Active 35 DOM
12. 2026-06-02
    days on market $70,000 Active 34 DOM
13. 2026-06-01
    days on market $70,000 Active 33 DOM
14. 2026-05-31
    days on market $70,000 Active 32 DOM
15. 2026-05-30
    days on market $70,000 Active 31 DOM
16. 2026-04-29
    listed $70,000 Active 908-char remark

ⓘ 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: $23,162
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$10,872
• − Depreciation: −$2,036
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $1,327/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ 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 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

1 event — show timeline

• 2026-04-29 Listed $70,000 MREIS