3 Old Orchard Road Site 15A Plan · Old Orchard Beach, ME 04064

$114,995

1 bd · 1.0 ba · 574 sqft · Manufactured · 850 Days on market

Good condition $200/sqft · 149% above area ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

Key facts

• Listed 850 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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 32% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 850 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 72% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,195 (12.0% below list)

Questions for the listing agent

1. It's been on market 850 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.39% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $46,151
• List price: $114,995
• Delta: 149.17%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Old Orchard Rd Unit B30	0.00mi	1/1.0	550 (-4%)	13mo	$32,500	$59	82
27 Ocean Park Rd #241	0.25mi	1/1.0	637 (+11%)	21mo	$54,000	$85	53
27 Ocean Park Rd #279	0.25mi	1/1.0	637 (+11%)	22mo	$55,000	$86	52
7 Oregon Ave #328	0.63mi	2/1.0 (+1)	600 (+4%)	11mo	$15,000	$25	49
7 Oregon Ave #223	0.63mi	1/1.0	650 (+13%)	12mo	$33,000	$51	38
179 Saco Ave Unit T20	0.71mi	2/1.0 (+1)	652 (+14%)	14mo	$94,000	$144	28

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: 11.2%
• Equity multiple: 1.45×
• Total profit: $14,609
• Equity at exit: $17,146

10-year hold

• IRR: 21.7%
• Equity multiple: 3.02×
• Total profit: $65,052
• Equity at exit: $9,943

Cash invested: $32,199 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,603 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $472

Break-even live

Break-even rent $1,006

Max offer price $114,995

Occupancy floor 66%

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: $28,749
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $114,995 Active 850 DOM
2. 2026-06-17
   days on market $114,995 Active 849 DOM
3. 2026-06-16
   days on market $114,995 Active 848 DOM
4. 2026-06-15
   days on market $114,995 Active 847 DOM
5. 2026-06-14
   days on market $114,995 Active 845 DOM
6. 2026-06-10
   days on market $114,995 Active 842 DOM
7. 2026-06-09
   days on market $114,995 Active 841 DOM
8. 2026-06-08
   days on market $114,995 Active 840 DOM
9. 2026-06-07
   days on market $114,995 Active 839 DOM
10. 2026-06-03
    days on market $114,995 Active 835 DOM
11. 2026-06-02
    days on market $114,995 Active 834 DOM
12. 2026-06-01
    days on market $114,995 Active 833 DOM
13. 2026-05-31
    days on market $114,995 Active 832 DOM
14. 2026-05-30
    days on market $114,995 Active 831 DOM
15. 2025-10-07
    price $114,995 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

16. 2025-05-28
    price $109,995 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

17. 2025-04-05
    price $99,995 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

18. 2024-08-15
    price $119,995 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

19. 2024-05-10
    price $129,995 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

20. 2024-02-19
    listed $139,995 Active 633-char remark

    Show marketing remark (633 chars)

    Two bedroom park models are HERE! This custom Shore Park by Skyline model includes a queen bed in the main bedroom & a full/twin bunk combination for the second bedroom! Enjoy your propane fireplace right from your covered porch television hookups available above the fireplace! Finished drywall, shiplap and AC/Heat pump systems are just the start of the included upgrades of this beautiful park model! Your site will be finished off with a 6 x 6 deck and entry stairs to match your composite covered deck, stone paver & wood-burning fireplace combination, 6 x 8 shed, plenty of parking and professionally installed sod.

ⓘ 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 5/10 Major FEMA zone X · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $19,237
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,345
• Taxable income: $4,073
• Est. tax owed @ 24.0%: −$977
• After-tax cash flow: $4,684/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 · 8 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with a modern kitchen and bathrooms, a well-maintained exterior, and a good foundation. It has a good potential for value increase with some cosmetic updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters.
• Both Updating the flooring in the bathrooms — Replacing old or worn-out flooring with modern materials can improve the overall look and feel of the home, making it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the home more attractive to potential buyers and renters. ↑
• Both Updating the flooring in the bathrooms — Replacing old or worn-out flooring with modern materials can improve the overall look and feel of the home, making it more appealing to potential buyers and renters. ↑

ⓘ 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

-17.9% since first listed

6 events — show timeline

• 2025-10-07 Price Changed $114,995 Zillow
• 2025-05-28 Price Changed $109,995 Zillow
• 2025-04-05 Price Changed $99,995 Zillow
• 2024-08-15 Price Changed $119,995 Zillow
• 2024-05-10 Price Changed $129,995 Zillow
• 2024-02-19 Listed $139,995 Zillow