5 Colonial Dr · Lisbon Falls, ME 04252

$160,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 42 Days on market

Built 2024 $350/mo HOA · 24% 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).

• Appreciation +10.0/10.0
• Schools +8.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.9/30.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0

Listing remarks

This well-cared-for 2024 original owner 16'x72' Eagle River single wide is move-in ready with 2 bedrooms, 2 bathrooms, and a spacious living room. The primary bedroom features a private bath with a garden tub. Two-year old efficient heating system will keep you cozy, and with both a porch and deck you'll have space to relax outside. A separate shed provides additional storage. Conveniently located near Brunswick/Topsham and I-95.

Key facts

• Separate shed
• Porch
• Private bath

Tags

• PRIVATE BATH
• WHIRLPOOL TUB
• EFFICIENT HEATING SYSTEM
• PORCH
• DECK
• SEPARATE SHED

Property features AI

Finance

• Other: Zoned General Residential; Located in the Colonial Gardens subdivision
• Financial info: Land lease: yes
• HOA & community: Association with a $350 monthly fee; No dogs allowed

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Mobile Home; Single wide; Made by Eagle River, model 70S1162; Built in 2024
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation and slab
• Exterior features: Deck; Porch; Shed(s); Well landscaped lot

Interior

• Kitchen: Refrigerator; Microwave; Electric Range; Dishwasher; Garbage disposal
• Bedrooms: Primary bedroom (first floor); Bedroom 2 (first floor)
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Circuit breaker electrical panel
• Interior features: One-floor living; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (27.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (9.4% below list).
• Recommended offer: $117k (27.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#44 in ME, #4,672 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F.
• RSU 05 (suburban): math 92% / reading 94% proficiency, ranked #12 of 112 in ME (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 358 units permitted in Androscoggin County in 2024 (57 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Androscoggin County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $116,848 (27.0% 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 42 days. Have you received any prior offers? Is the seller open to a 27% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.91% ✗
• Cap rate: 4.46%
• Cash-on-cash: -6.54%
• DSCR: 0.71
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $71,778
• Equity at exit: $144,141

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $224,000
• Equity at exit: $310,845

Cash invested: $44,800 (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 04252

• Home prices YoY: 5.6%
• Active inventory: 1
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$134 /mo · $1,603/yr
• Insurance: −$67
• HOA: −$350
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $-244

Break-even live

Break-even rent $1,759

Max offer price $116,848

Occupancy floor —

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 13 events

1. 2026-06-15
   status $160,000 Pending 42 DOM
2. 2026-06-15
   days on market $160,000 Active 42 DOM
3. 2026-06-14
   days on market $160,000 Active 40 DOM
4. 2026-06-13
   days on market $160,000 Active 39 DOM
5. 2026-06-10
   days on market $160,000 Active 37 DOM
6. 2026-06-09
   days on market $160,000 Active 36 DOM
7. 2026-06-08
   days on market $160,000 Active 35 DOM
8. 2026-06-07
   days on market $160,000 Active 34 DOM
9. 2026-06-02
   days on market $160,000 Active 29 DOM
10. 2026-06-01
    days on market $160,000 Active 28 DOM
11. 2026-05-31
    days on market $160,000 Active 27 DOM
12. 2026-05-30
    days on market $160,000 Active 26 DOM
13. 2026-05-04
    listed $160,000 Active 433-char remark

ⓘ 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: $1,603 · $134/mo
• Projected year-2 tax: $1,890 · $157/mo
• Expected delta: +$286/yr (+$24/mo · 17.9%)

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

Taxation est. · year 1

• Rental income: $17,393
• − Mortgage interest: −$8,962
• − Property taxes: −$1,603
• − Insurance: −$800
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − HOA: −$4,200
• − Depreciation: −$4,655
• Taxable loss: −$5,610
• Est. tax savings @ 24.0%: +$1,346
• After-tax cash flow: $-1,585/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 05
• NCES district ID: 2314789
• Math proficiency: 92% ▲ 37.00%
• Reading proficiency: 94% ▲ 24.00%
• Median HH income: $68,743
• Composite: 80.23/100
• National rank: #52
• State rank: #12 of 112 in ME

Livability — Lisbon Falls

• Score: 74/100
• State rank: #44
• US rank: #4672

Category grades

Amenities F Commute B+ Cost of living A+ Crime A+ Employment C Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,908

Population outlook (Androscoggin County) Hauer SSP2

• Today (2025): 103,965 people
• By 2030: 101,004 · -2.8%
• By 2040: 93,218 · -10.3%
• By 2050: 84,222 · -19.0%
• By 2075: 63,391 · -39.0%
• By 2100: 43,273 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15% Italian 4% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Androscoggin

• 2024 margin: Lean R (+6.1) · D 45.9% · R 52.0% · Other 2.1%
• 2008→2024 swing: -21.3pp toward R · 2008: 15.2pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+2.8 2016: R+9.4 2012: D+12.8 2008: D+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.64%
• Current HPI: 405.5773
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-15 Pending — MREIS
• 2026-05-04 Listed $160,000 MREIS

Property tax history

+13.2%/yr

Latest (2025): $1,603 · +303.8% YoY. Source: county tax records.