35 Round Stone Rd · Winthrop, ME 04352

$65,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 17 Days on market

Built 1984 $70/sqft · 51% below area $500/mo HOA · 46% 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 +10.0/30.0
• 1% rule +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Appreciation +3.4/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

Key facts

• Natural lighting
• Double closet
• Level open lot

Tags

• ONE-FLOOR LIVING
• LEVEL OPEN LOT
• BACKYARD FIREPIT
• GLASSED-IN THREE-SEASON PORCH
• NATURAL LIGHTING
• DOUBLE CLOSET

Property features AI

Finance

• HOA & community: Association fee $500 monthly; Land lease (yes)

Exterior

• Parking: Gravel parking on site; Off-street parking with 1–4 spaces
• Utilities: Electric service with circuit breakers; Private water; Private sewer; Electric water heater; Utilities on
• Home design: Mobile home (single wide); Manufactured by Burlington, model Wareham; Built in 1984; Pitched shingle roof; Entry level: first floor; Zoned residential
• Construction: Vinyl siding; Gravel/pad foundation
• Exterior features: Glassed-in porch (sunroom, three-season, unheated); Shed(s); Located in a mobile home park

Interior

• Kitchen: Eat-in kitchen; Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 (first level) with closet; Bedroom 2 (first level) with closet and half bath
• Flooring: Laminate; Tile; Vinyl
• Bathrooms: One full bath; One half bath
• Heating & cooling: Baseboard heating
• Interior features: Five total rooms; Storm doors; Double-pane windows
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $-39 ($-472/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (10.7% below list).
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $58k (10.7% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.0% in Winthrop — 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 69/100 on livability (#76 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A, housing A; Watch: health & safety C-, employment D, amenities F.
• RSU 38 (rural): math 89% / reading 89% proficiency, ranked #27 of 112 in ME (top 24%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 18 active listings in the ZIP; 460 units permitted in Kennebec County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Kennebec County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago 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.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 46% of rent.

Recommended offer $58,051 (10.7% 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. 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. 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?
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: 1.68% ✓
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 5.0

CMA / ARV

• ARV (median comp): $133,700
• List price: $65,000
• Delta: -51.38%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Round Stone Rd	0.04mi	2/1.0	900 (-3%)	12mo	$60,000	$67	84
101 Dunns Corner Rd	0.14mi	3/1.0 (+1)	924 (0%)	7mo	$165,000	$179	83
39 Round Stone Rd	0.04mi	2/2.0	924 (0%)	15mo	$110,000	$119	81
32 Round Stone Rd	0.02mi	2/2.0	924 (0%)	18mo	$109,500	$119	80
1 Starr Ln	0.07mi	2/2.0	924 (0%)	19mo	$65,000	$70	77
76 Round Stone Rd	0.11mi	3/1.0 (+1)	910 (-2%)	13mo	$58,500	$64	76
62 Round Stone Rd	0.06mi	3/1.0 (+1)	896 (-3%)	23mo	$55,000	$61	68
69 Round Stone Rd	0.09mi	3/2.0 (+1)	896 (-3%)	17mo	$59,000	$66	68
37 Wings Mills Rd	0.73mi	3/1.0 (+1)	852 (-8%)	5mo	$133,700	$157	44

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-12,745
• Equity at exit: $9,692

10-year hold

• IRR: -11.8%
• Equity multiple: 0.28×
• Total profit: $-13,133
• Equity at exit: $5,620

Cash invested: $18,200 (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 04352

• Home prices YoY: -0.8%
• Active inventory: 18
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$27
• HOA: −$500
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-39

Break-even live

Break-even rent $1,139

Max offer price $58,051

Occupancy floor 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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 8 events

1. 2026-05-09
   listed $65,000 Active 942-char remark
2. 2023-09-29
   soldstatus $50,000 Closed 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

3. 2023-09-19
   status Pending 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

4. 2023-08-29
   price $55,900 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

5. 2023-07-28
   price $59,900 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

6. 2023-07-15
   status Active 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

7. 2023-07-14
   historical 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

8. 2023-07-14
   listed $65,000 Active 889-char remark

   Show marketing remark (889 chars)

   Fantastic opportunity to own a one-floor living and move-in ready home within the quiet Round Stone Mobile Home Park. Situated on a level, open, and rather private lot with a shed, backyard firepit, and tons of wildlife right in your yard and woods. This home is not too far from amenities and many of the beautiful lakes and ponds Mount Vernon and Belgrade have to offer. This home presents a glassed-in three-season porch perfect for early morning coffee or relaxing after a hard day. Open concept living room, kitchen, and dining area which boast natural lighting throughout. Primary bedroom with half bath, bedroom with double closet, full bathroom with tile flooring, and washer/dryer hookup making easy one-level living. New appliances, flooring, insulation, windows, and finish work. .. all that's left to do is move in and make it your very own! Come check it out before it's gone!

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $633 · $53/mo
• Expected delta: +$251/yr (+$21/mo · 65.7%)

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

Taxation est. · year 1

• Rental income: $13,070
• − Mortgage interest: −$3,641
• − Property taxes: −$382
• − Insurance: −$325
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − HOA: −$6,000
• − Depreciation: −$1,891
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $-170/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 38
• NCES district ID: 2314788
• Math proficiency: 89% ▲ 54.00%
• Reading proficiency: 89% ▲ 29.00%
• Median HH income: $63,163
• Composite: 76.39/100
• National rank: #107
• State rank: #27 of 112 in ME

Livability — Winthrop

• Score: 69/100
• State rank: #76
• US rank: #8395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,153
• Population (ZIP): 1,728

Population outlook (Kennebec County) Hauer SSP2

• Today (2025): 115,421 people
• By 2030: 111,852 · -3.1%
• By 2040: 103,757 · -10.1%
• By 2050: 95,710 · -17.1%
• By 2075: 78,172 · -32.3%
• By 2100: 59,500 · -48.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 15% Slovak 4% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kennebec

• 2024 margin: Toss-up / Even · D 47.5% · R 50.2% · Other 2.4%
• 2008→2024 swing: -17.5pp toward R · 2008: 14.8pp · 2024: -2.8pp
• All cycles: 2024: R+2.8 2020: D+0.2 2016: R+3.7 2012: D+13.5 2008: D+14.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.14%
• Current HPI: 406.9047
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

9 events — show timeline

• 2026-05-26 Pending — MREIS
• 2026-05-09 Listed $65,000 MREIS
• 2023-09-29 Sold (MLS) $50,000 MREIS
• 2023-09-19 Pending — MREIS
• 2023-08-29 Price Changed $55,900 MREIS
• 2023-07-28 Price Changed $59,900 MREIS
• 2023-07-15 Relisted — MREIS
• 2023-07-14 Delisted — MREIS
• 2023-07-14 Listed $65,000 MREIS

Property tax history

+7.9%/yr

Latest (2024): $382 · +10.4% YoY. Source: county tax records.