179 Saco Ave., Site L76 Plan · Old Orchard Beach, ME 04064

$167,995

2 bd · 1.0 ba · 546 sqft · Manufactured · 182 Days on market

Good condition $308/sqft · 162% above area ↓ 4% since listing

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Why this score? — see what drove the C+ 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• 1% rule +6.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this brand-new A-Frame RV Park Model, perfectly nestled in the heart of nature. Designed with style, comfort, and functionality in mind, this unique retreat blends sleek modern finishes with cozy cabin vibes ideal for weekend escapes! Features a triple bunk in the second bedroom, spacious main bedroom with queen bed and gorgeous front deck. This is a must see! Location: Sun Retreats Wild Acres 179 Saco Avenue Old Orchard Beach, ME 04064 Site: L76 Seasonal Occupancy May 1st - October 12th Please note: The purchase price does not include the annual seasonal fee of $8,830 (plus tax). Site fee includes up to 6 immediate family members. Sorry, no subleasing. Message today or call 207/934/2535 to schedule a private showing! Sun is an equal opportunity housing provider.

Key facts

• Gorgeous front deck
• A-frame park model
• Listed 182 days

Tags

• A-FRAME PARK MODEL
• GORGEOUS FRONT DECK
• TRIPLE BUNK IN SECOND BEDROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $148k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.1% 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: schools D, amenities F, commute 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.
• Market conditions: Rents rising fast (+4.9%/yr); 171 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 38% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $147,835 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (median comp): $64,119
• List price: $167,995
• Delta: 162.00%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Old Orchard Rd Unit B30	0.51mi	1/1.0 (-1)	550 (+1%)	13mo	$32,500	$59	59
7 Oregon Ave #328	0.41mi	2/1.0	600 (+10%)	11mo	$15,000	$25	56

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,772
• Equity at exit: $25,049

10-year hold

• IRR: 10.7%
• Equity multiple: 1.90×
• Total profit: $42,518
• Equity at exit: $14,525

Cash invested: $47,039 (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: 171
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$881
• Tax est. 1.5%: −$210 /mo · $2,520/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $340

Break-even live

Break-even rent $1,470

Max offer price $167,995

Occupancy floor 77%

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: $41,999
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $167,995 Active 182 DOM
2. 2026-06-17
   days on market $167,995 Active 181 DOM
3. 2026-06-16
   days on market $167,995 Active 180 DOM
4. 2026-06-15
   days on market $167,995 Active 179 DOM
5. 2026-06-14
   days on market $167,995 Active 177 DOM
6. 2026-06-10
   days on market $167,995 Active 174 DOM
7. 2026-06-09
   days on market $167,995 Active 173 DOM
8. 2026-06-08
   days on market $167,995 Active 172 DOM
9. 2026-06-07
   days on market $167,995 Active 171 DOM
10. 2026-06-03
    days on market $167,995 Active 167 DOM
11. 2026-06-02
    days on market $167,995 Active 166 DOM
12. 2026-06-01
    days on market $167,995 Active 165 DOM
13. 2026-05-31
    days on market $167,995 Active 164 DOM
14. 2026-05-30
    days on market $167,995 Active 163 DOM
15. 2026-01-29
    status Active 798-char remark

    Show marketing remark (798 chars)

    Discover the charm of this brand-new A-Frame RV Park Model, perfectly nestled in the heart of nature. Designed with style, comfort, and functionality in mind, this unique retreat blends sleek modern finishes with cozy cabin vibes ideal for weekend escapes! Features a triple bunk in the second bedroom, spacious main bedroom with queen bed and gorgeous front deck. This is a must see! Location: Sun Retreats Wild Acres 179 Saco Avenue Old Orchard Beach, ME 04064 Site: L76 Seasonal Occupancy May 1st - October 12th Please note: The purchase price does not include the annual seasonal fee of $8,830 (plus tax). Site fee includes up to 6 immediate family members. Sorry, no subleasing. Message today or call 207/934/2535 to schedule a private showing! Sun is an equal opportunity housing provider.

16. 2026-01-29
    price $167,995 798-char remark

    Show marketing remark (798 chars)

    Discover the charm of this brand-new A-Frame RV Park Model, perfectly nestled in the heart of nature. Designed with style, comfort, and functionality in mind, this unique retreat blends sleek modern finishes with cozy cabin vibes ideal for weekend escapes! Features a triple bunk in the second bedroom, spacious main bedroom with queen bed and gorgeous front deck. This is a must see! Location: Sun Retreats Wild Acres 179 Saco Avenue Old Orchard Beach, ME 04064 Site: L76 Seasonal Occupancy May 1st - October 12th Please note: The purchase price does not include the annual seasonal fee of $8,830 (plus tax). Site fee includes up to 6 immediate family members. Sorry, no subleasing. Message today or call 207/934/2535 to schedule a private showing! Sun is an equal opportunity housing provider.

17. 2025-08-30
    historical 798-char remark

    Show marketing remark (798 chars)

    Discover the charm of this brand-new A-Frame RV Park Model, perfectly nestled in the heart of nature. Designed with style, comfort, and functionality in mind, this unique retreat blends sleek modern finishes with cozy cabin vibes ideal for weekend escapes! Features a triple bunk in the second bedroom, spacious main bedroom with queen bed and gorgeous front deck. This is a must see! Location: Sun Retreats Wild Acres 179 Saco Avenue Old Orchard Beach, ME 04064 Site: L76 Seasonal Occupancy May 1st - October 12th Please note: The purchase price does not include the annual seasonal fee of $8,830 (plus tax). Site fee includes up to 6 immediate family members. Sorry, no subleasing. Message today or call 207/934/2535 to schedule a private showing! Sun is an equal opportunity housing provider.

18. 2025-07-19
    listed $174,995 Active 798-char remark

    Show marketing remark (798 chars)

    Discover the charm of this brand-new A-Frame RV Park Model, perfectly nestled in the heart of nature. Designed with style, comfort, and functionality in mind, this unique retreat blends sleek modern finishes with cozy cabin vibes ideal for weekend escapes! Features a triple bunk in the second bedroom, spacious main bedroom with queen bed and gorgeous front deck. This is a must see! Location: Sun Retreats Wild Acres 179 Saco Avenue Old Orchard Beach, ME 04064 Site: L76 Seasonal Occupancy May 1st - October 12th Please note: The purchase price does not include the annual seasonal fee of $8,830 (plus tax). Site fee includes up to 6 immediate family members. Sorry, no subleasing. Message today or call 207/934/2535 to schedule a private showing! Sun is an equal opportunity housing provider.

ⓘ 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: $22,801
• − Mortgage interest: −$9,410
• − Property taxes: −$2,520
• − Insurance: −$840
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$4,887
• Taxable income: $1,496
• Est. tax owed @ 24.0%: −$359
• After-tax cash flow: $3,722/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 · 11 photos

Good 80/100 None rehab

This brand-new A-Frame RV Park Model is in excellent condition with modern finishes and a cozy cabin vibe. It's perfect for weekend escapes and offers a unique blend of style and comfort. With minor updates, it can further enhance its appeal and value.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more visitors.
• Both Addition of smart home features — Improves convenience and could attract tech-savvy buyers/renters.
• Both Update kitchen appliances — Modernizes the kitchen and could attract more buyers/renters.
• Both Addition of a small outdoor seating area — Enhances outdoor living space and could attract more visitors.
• Both Painting interior walls — Fresh paint can make the interior look more inviting and modern.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and could attract more visitors. ↑
• Both Addition of smart home features — Improves convenience and could attract tech-savvy buyers/renters. ↑
• Both Update kitchen appliances — Modernizes the kitchen and could attract more buyers/renters. ↑
• Both Addition of a small outdoor seating area — Enhances outdoor living space and could attract more visitors. ↑
• Both Painting interior walls — Fresh paint can make the interior look more inviting and modern. ↑

ⓘ 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

-4.0% since first listed

4 events — show timeline

• 2026-01-29 Relisted — Zillow
• 2026-01-29 Price Changed $167,995 Zillow
• 2025-08-30 Delisted — Zillow
• 2025-07-19 Listed $174,995 Zillow