1 Seacoast Ln #50 · Old Orchard Beach, ME 04064

$99,000

2 bd · 1.0 ba · 706 sqft · Manufactured · 50 Days on market

Built 2016 Good condition $140/sqft · at area comps Est $97k · at est. $850/mo HOA · 44% of rent ↓ 10% 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 +13.8/30.0
• 1% rule +10.0/10.0
• ARV discount +6.7/15.0
• Schools +6.7/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience relaxing coastal living with this charming 2016 park model at 1 Seacoast Lane, Unit #50, located in the sought-after Seacoast Resort community. Available from May 1 through October 31, this unit offers the perfect blend of comfort and convenience, with proximity to stunning beaches, I95, and Portland. Enjoy easy access to nine miles of sandy shores and a range of activities. The fully furnished unit features tasteful decor, vinyl flooring, and large windows that flood the space with natural light. It features two bedrooms, including a cozy loft with twin beds, and a well-designed Florida room that serves as either additional living space or a comfortable guest bedroom. The bright

Key facts

• Florida room
• Gated entry
• Proximity to beaches

Tags

• SEACOAST RESORT COMMUNITY
• PROXIMITY TO BEACHES
• EASY ACCESS TO SANDY SHORES
• FLORIDA ROOM
• METICULOUSLY MAINTAINED YARD
• GATED ENTRY

Property features AI

Finance

• Financial info: Land lease required
• HOA & community: Has association; Annual association fee of $10,200; Clubhouse; Pets allowed with other restrictions

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public sewer; Public (seasonal) water; Electric water heater; Circuit breaker electrical service
• Home design: Mobile home (single-wide); Built in 2016
• Construction: Vinyl siding; Shingle roof; Single-wide mobile home construction
• Exterior features: Patio; Screened porch; Shed(s); Located in a mobile home park; Near golf course, public beach, turnpike/interstate, and town; Private paved road

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: One bedroom on the first floor; One bedroom on the second floor
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: First-floor bedroom; Shower; Storage; Furnished
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $9 ($114/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 39% 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 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: 1.97% ✓
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 4.2

CMA / ARV

• ARV (median comp): $97,248
• List price: $99,000
• Delta: 1.80%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Seacoast Ln #98	0.08mi	1/1.0 (-1)	720 (+2%)	21mo	$95,000	$132	70
1 Seacoast Ln #52	0.14mi	2/1.0	636 (-10%)	9mo	$90,000	$142	69
1 Seacoast Ln #100	0.21mi	2/1.0	636 (-10%)	10mo	$87,000	$137	66
13 Seacoast Trl	0.19mi	2/1.0	638 (-10%)	23mo	$78,000	$122	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: -10.4%
• Equity multiple: 0.60×
• Total profit: $-11,018
• Equity at exit: $14,761

10-year hold

• IRR: 4.1%
• Equity multiple: 1.36×
• Total profit: $9,934
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,954 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$850
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $9

Break-even live

Break-even rent $1,942

Max offer price $99,000

Occupancy floor 95%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $850 · $10,200/yr

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 50 DOM
2. 2026-06-17
   days on market $99,000 Active 49 DOM
3. 2026-06-16
   days on market $99,000 Active 48 DOM
4. 2026-06-15
   days on market $99,000 Active 47 DOM
5. 2026-06-14
   days on market $99,000 Active 45 DOM
6. 2026-06-10
   days on market $99,000 Active 42 DOM
7. 2026-06-09
   days on market $99,000 Active 41 DOM
8. 2026-06-08
   days on market $99,000 Active 40 DOM
9. 2026-06-07
   days on market $99,000 Active 39 DOM
10. 2026-06-03
    days on market $99,000 Active 35 DOM
11. 2026-06-02
    days on market $99,000 Active 34 DOM
12. 2026-06-01
    days on market $99,000 Active 33 DOM
13. 2026-05-31
    days on market $99,000 Active 32 DOM
14. 2026-05-30
    days on market $99,000 Active 31 DOM
15. 2026-04-29
    listed $99,000 Active 1394-char remark
16. 2025-08-15
    price $99,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,448
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − HOA: −$10,200
• − Depreciation: −$2,880
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $332/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming 2016 park model is in good condition with a well-maintained exterior and interior. It offers a good ROI with updates that can further enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ 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

-10.0% since first listed

6 events — show timeline

• 2026-04-29 Listed $99,000 MREIS
• 2025-11-01 Delisted — MREIS
• 2025-08-15 Price Changed $99,000 MREIS
• 2025-05-03 Listed $110,000 MREIS
• 2024-11-02 Delisted — MREIS
• 2024-09-13 Listed $110,000 MREIS