10 Mayflower Dr · Old Orchard Beach, ME 04064

$145,000

2 bd · 1.5 ba · 784 sqft · Manufactured public records · 38 Days on market

Built 2013 $185/sqft · 59% above area $776/mo HOA · 37% of rent ↓ 6% since listing

---

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 +11.1/30.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Schools +6.7/10.0
• Rent growth +3.7/5.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 bedroom 1.5 bathroom affordable living with all that OOB has to offer. Beaches, Nightlife, dining, Amusement park.

Key facts

• Parking
• Built 2013
• Listed 37 days

Property features AI

Finance

• Financial info: Property has a land lease
• HOA & community: Association present; $776 monthly fee

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile Home (Single Wide); Modular structure; Entry on first level; Shingle roof
• Construction: Vinyl siding; Built in 2013; Slab foundation
• Exterior features: Porch; Shed(s); Located in a mobile home park; Near golf course, public beach, and town; Neighborhood setting; Level lot; Paved road access

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor
• Flooring: Vinyl; Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: First-floor primary bedroom with bath; Total of 4 rooms
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (7.2% below list).
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $135k (7.2% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.0% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Jameson Elementary School (184 students, 41% FRL); Loranger Memorial School (math 77% / reading 78%, grade A+, #73 of 85 statewide, top 87%, 279 students, 42% FRL); Old Orchard Beach High School (math 95% / reading 95%, grade A+, #12 of 108 statewide, top 15%, 203 students, 35% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 175 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent runs 42% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,515 (7.2% 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 38 days. Have you received any prior offers? Is the seller open to a 7% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 5.80%
• Cash-on-cash: -1.75%
• DSCR: 0.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $91,374
• List price: $145,000
• Delta: 58.69%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Stagecoach Dr	0.01mi	2/2.0	784 (0%)	7mo	$127,000	$162	92
12 Goosefare Dr	0.09mi	2/1.0	784 (0%)	11mo	$118,000	$151	85
6 Goosefare Dr	0.11mi	2/1.5	784 (0%)	21mo	$138,000	$176	77
7 Pinecone Dr	0.16mi	2/1.0	798 (+2%)	15mo	$88,000	$110	75
43 Goosefare Dr #43	0.10mi	2/1.0	789 (+1%)	23mo	$60,000	$76	73
27 Ocean Park Rd #275	0.23mi	1/1.0 (-1)	800 (+2%)	16mo	$54,000	$68	65
27 Ocean Park Rd #266	0.23mi	1/1.0 (-1)	740 (-6%)	12mo	$62,000	$84	63
27 Ocean Park Rd #104	0.23mi	2/1.0	710 (-9%)	12mo	$31,000	$44	62
27 Ocean Park Rd #210	0.28mi	1/1.0 (-1)	676 (-14%)	11mo	$53,000	$78	48
3 Old Orchard Rd Unit Site J25	0.43mi	2/1.0	700 (-11%)	23mo	$77,500	$111	40

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: -15.2%
• Equity multiple: 0.44×
• Total profit: $-22,691
• Equity at exit: $21,620

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-5,147
• Equity at exit: $12,537

Cash invested: $40,600 (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: 175
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,083 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$60
• HOA: −$776
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-59

Break-even live

Break-even rent $2,158

Max offer price $134,515

Occupancy floor 98%

Sensitivity live

Price	-10% $23	-5% $-18	+0% $-59	+5% $-100	+10% $-141
Rent	-10% $-224	-5% $-142	+0% $-59	+5% $23	+10% $105
Rate	-1.0pp $14	-0.5pp $-22	base $-59	+0.5pp $-97	+1.0pp $-135

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Smithwheel Rd #61 Old Orchard Beach, ME	2.0	1.0	800	$2,100	$2.62	46d	1	0.17mi
210 Beach St Unit 5 Saco, ME	2.0	1.0	927	$2,100	$2.27	45d	1	1.14mi
78 Union St Unit 3 Saco, ME	2.0	1.0	1000	$1,900	$1.90	15d	1	1.43mi

HOA detail

• Monthly dues: $776 · $9,312/yr

Listing history 10 events

1. 2026-06-10
   days on market $145,000 Active 38 DOM
2. 2026-06-09
   days on market $145,000 Active 37 DOM
3. 2026-06-08
   days on market $145,000 Active 36 DOM
4. 2026-06-07
   days on market $145,000 Active 35 DOM
5. 2026-06-03
   days on market $145,000 Active 31 DOM
6. 2026-06-02
   days on market $145,000 Active 30 DOM
7. 2026-06-01
   days on market $145,000 Active 29 DOM
8. 2026-05-31
   days on market $145,000 Active 28 DOM
9. 2026-05-30
   pricedays on market $145,000 Active 27 DOM
10. 2026-05-03
    listed $155,000 Active 116-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: $1,296 · $108/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$338/yr (+$28/mo · 26.1%)

ⓘ 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 · 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 66% 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: $24,994
• − Mortgage interest: −$8,122
• − Property taxes: −$1,296
• − Insurance: −$725
• − Repairs & maintenance: −$2,000
• − Management: −$2,000
• − HOA: −$9,312
• − Depreciation: −$4,218
• Taxable loss: −$2,678
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $-69/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 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

-6.5% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $145,000 MREIS
• 2026-05-03 Listed $155,000 MREIS

Property tax history

+8.3%/yr

Latest (2024): $1,296 · +7.8% YoY. Source: county tax records.