55 Deerfield Dr · Hancock, ME 04640

$65,000

2 bd · 1.0 ba · 860 sqft · Manufactured · 181 Days on market

Built 2005 $76/sqft · 78% below area $500/mo HOA · 44% of rent

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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 +15.0/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.8/10.0
• DSCR +4.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOTIVATED SELLER! Charming 2 Bedroom, 1 Bath Single Wide Trailer in Birch Tree Meadows, Hancock, ME! All ages park! Welcome to your cozy new home in Birch Tree Meadows! This well-maintained 1998 single wide trailer perfectly blends comfort and tranquility, making it an ideal retreat for anyone seeking a peaceful lifestyle. Key Features: Bedrooms: 2 spacious bedrooms for your comfort Bathrooms: 1 well-appointed bathroom. Lot Size: Generous lot in a well-kept trailer park Kitchen Appliances: Equipped with a refrigerator, dishwasher, and electric stove. Taxes: Low taxes for a more affordable lifestyle Utilities: Convenient access to private road, water, and sewer services. Location Benefits: Enjoy convenient access to nearby bodies of water, golf courses, schools, shopping, and entertainment, all with lovely walking trails nearby. Plus, you're just a short drive from Ellsworth and only 35 minutes from the breathtaking beauty of Bar Harbor. Additionally, the Frenchman Bay Community Forest, part of a nearly 25,000-acre undeveloped habitat block, is located near this property, offering endless opportunities for outdoor adventures. Important Note: All buyers must apply and receive park approval to enter the park. Don't miss out on this fantastic opportunity to make this charming trailer your new home! Contact us today to schedule a viewing and start your next chapter in Birch Tree Meadows!

Key facts

• Kitchen appliances
• Golf courses nearby
• Private road access

Tags

• WELL MAINTAINED TRAILER
• KITCHEN APPLIANCES
• PRIVATE ROAD ACCESS
• BODIES OF WATER ACCESS
• GOLF COURSES NEARBY
• WALKING TRAILS NEARBY

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 $20 ($242/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Hancock Public Schools (rural): math 20% / reading 45% proficiency, ranked #158 of 185 in ME (top 85%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $156 of equity ($449 loan paydown + $-293 appreciation (-0.5% local appreciation)).
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 4.7

CMA / ARV

• ARV (median comp): $291,050
• List price: $65,000
• Delta: -77.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.91×
• Total profit: $-1,693
• Equity at exit: $17,423

10-year hold

• IRR: 4.4%
• Equity multiple: 1.46×
• Total profit: $8,360
• Equity at exit: $19,818

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 04640

• Home prices YoY: -0.2%
• Active inventory: 36
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$27
• HOA: −$500
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $20

Break-even live

Break-even rent $1,121

Max offer price $65,000

Occupancy floor 93%

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
• Likely covers: watersewerelectric

Listing history 4 events

1. 2026-06-01
   days on market $65,000 Active 181 DOM
2. 2026-05-31
   days on market $65,000 Active 180 DOM
3. 2026-05-31
   days on market $65,000 Active 179 DOM
4. 2025-12-03
   listed $65,000 Active 1405-char remark

   Show marketing remark (1405 chars)

   MOTIVATED SELLER! Charming 2 Bedroom, 1 Bath Single Wide Trailer in Birch Tree Meadows, Hancock, ME! All ages park! Welcome to your cozy new home in Birch Tree Meadows! This well-maintained 1998 single wide trailer perfectly blends comfort and tranquility, making it an ideal retreat for anyone seeking a peaceful lifestyle. Key Features: Bedrooms: 2 spacious bedrooms for your comfort Bathrooms: 1 well-appointed bathroom. Lot Size: Generous lot in a well-kept trailer park Kitchen Appliances: Equipped with a refrigerator, dishwasher, and electric stove. Taxes: Low taxes for a more affordable lifestyle Utilities: Convenient access to private road, water, and sewer services. Location Benefits: Enjoy convenient access to nearby bodies of water, golf courses, schools, shopping, and entertainment, all with lovely walking trails nearby. Plus, you're just a short drive from Ellsworth and only 35 minutes from the breathtaking beauty of Bar Harbor. Additionally, the Frenchman Bay Community Forest, part of a nearly 25,000-acre undeveloped habitat block, is located near this property, offering endless opportunities for outdoor adventures. Important Note: All buyers must apply and receive park approval to enter the park. Don't miss out on this fantastic opportunity to make this charming trailer your new home! Contact us today to schedule a viewing and start your next chapter in Birch Tree Meadows!

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: +$336/yr (+$28/mo · 159.5%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,758
• − Mortgage interest: −$3,641
• − Property taxes: −$211
• − Insurance: −$325
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − HOA: −$6,000
• − Depreciation: −$1,891
• Taxable loss: −$511
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $365/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: Hancock Public Schools
• NCES district ID: 2306260
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 45% ▬ 0.00%
• Median HH income: $45,128
• Composite: 30.5/100
• National rank: #11483
• State rank: #158 of 185 in ME

Livability — Hancock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,451

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 53,608 people
• By 2030: 52,594 · -1.9%
• By 2040: 49,556 · -7.6%
• By 2050: 46,152 · -13.9%
• By 2075: 39,678 · -26.0%
• By 2100: 33,690 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 12% Slovak 7% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: D (+11.8) · D 54.7% · R 42.9% · Other 2.4%
• 2008→2024 swing: -7.5pp toward R · 2008: 19.3pp · 2024: 11.8pp
• All cycles: 2024: D+11.8 2020: D+12.4 2016: D+7.6 2012: D+16.7 2008: D+19.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.45%
• Current HPI: 206.9324
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-12-03 Listed $65,000 MREIS