150 Chapel Rd #118 · Kennebunk, ME 04090

$40,000

1 bd · 1.0 ba · 410 sqft · Manufactured public records · 39 Days on market

Built 2005 $98/sqft · 19% above area $833/mo HOA · 44% 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).

• Cash flow +15.0/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

Key facts

• Parking
• Built 2005
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.5% 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 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?
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: 4.76% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.45%
• DSCR: 2.93
• GRM: 1.8

CMA / ARV

• ARV (median comp): $81,908
• List price: $40,000
• Delta: -51.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 College Dr #412	0.54mi	2/1.0 (+1)	407 (-1%)	17mo	$40,000	$98	54
924 Post Rd #29	0.64mi	1/1.0	441 (+8%)	20mo	$36,000	$82	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.78×
• Total profit: $19,884
• Equity at exit: $5,964

10-year hold

• IRR: 47.5%
• Equity multiple: 5.71×
• Total profit: $52,746
• Equity at exit: $3,458

Cash invested: $11,200 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$17
• HOA: −$833
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $406

Break-even live

Break-even rent $1,391

Max offer price $40,000

Occupancy floor 74%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $833 · $9,996/yr
• Likely covers: watertrashinternetcablepoolgym

Listing history 18 events

1. 2026-05-16
   status Pending 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

2. 2026-05-15
   price $40,000 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

3. 2026-05-14
   price $45,000 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

4. 2026-05-14
   price $40,000 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

5. 2026-05-01
   status Active 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

6. 2026-05-01
   price $45,000 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

7. 2026-05-01
   historical 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

8. 2026-04-24
   price $47,500 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

9. 2026-04-07
   listed $49,500 Active 1083-char remark

   Show marketing remark (1083 chars)

   Wow! Priced to sell. Bright and sunny designer mobile home at the desirable Sea-Vu South resort style campground. Newer flooring, furniture, decking, hot water on demand, and more. Will come fully furnished if desired. Two queen bunk beds, a pull-out queen bed in the living room with a closable screen. A permanent wall could easily be added to the sun room to create another bedroom, with the two queen beds. King bed in the master! Sleeps 8 adults. 3 flat screen TVs included. 2 outdoor storage units for plenty of storage. Private backyard abutting the woods. Hard to find a site with so much privacy. Full outdoor furniture included, picnic table, and grill. Close to the highway, beaches, shopping, and more. This campground is awesome for small children or retired adults looking for quiet during the week. Sea-Vu has 2 pools, a toddler pool, 2 hot tubs, a playground, a dog park, a full gym, basketball, pickle ball, tennis, cable and internet, trash, clubhouse, game room, laundry, weekly events, and more included in the seasonal fee! One of the best family parks in Wells!

10. 2025-08-09
    price $59,999
11. 2025-07-25
    price $64,900
12. 2025-07-17
    price $64,999
13. 2025-07-08
    price $69,999
14. 2024-03-25
    price $84,999
15. 2023-10-06
    historical
16. 2023-09-23
    price $89,500
17. 2023-09-12
    price $89,999
18. 2023-09-10
    listed $109,900 Active

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: +$37/yr (+$3/mo · 7.9%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,848
• − Mortgage interest: −$2,241
• − Property taxes: −$470
• − Insurance: −$200
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$9,996
• − Depreciation: −$1,164
• Taxable income: $5,122
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $3,638/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

-63.6% since first listed

18 events — show timeline

• 2026-05-16 Pending — MREIS
• 2026-05-15 Price Changed $40,000 MREIS
• 2026-05-14 Price Changed $45,000 MREIS
• 2026-05-14 Price Changed $40,000 MREIS
• 2026-05-01 Relisted — MREIS
• 2026-05-01 Price Changed $45,000 MREIS
• 2026-05-01 Delisted — MREIS
• 2026-04-24 Price Changed $47,500 MREIS
• 2026-04-07 Listed $49,500 MREIS
• 2025-08-09 Price Changed $59,999 MREIS
• 2025-07-25 Price Changed $64,900 MREIS
• 2025-07-17 Price Changed $64,999 MREIS
• 2025-07-08 Price Changed $69,999 MREIS
• 2024-03-25 Price Changed $84,999 MREIS
• 2023-10-06 Delisted — MREIS
• 2023-09-23 Price Changed $89,500 MREIS
• 2023-09-12 Price Changed $89,999 MREIS
• 2023-09-10 Listed $109,900 MREIS

Property tax history

+7.7%/yr

Latest (2025): $470 · +11.1% YoY. Source: county tax records.