21 Robin Hood Cir · Bucksport, ME 04416

$75,500

2 bd · 2.0 ba · 784 sqft · SingleFamily · 216 Days on market

Built 2020 Fair condition $525/mo HOA · 36% of rent ↓ 20% 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 +21.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• DSCR +6.8/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

Key facts

• Front porch
• Paved driveway
• Back deck

Tags

• PEACEFUL NEIGHBORHOOD SETTING
• GRASSED YARD
• PAVED DRIVEWAY
• FRONT PORCH
• BACK DECK
• OPEN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $76k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.9% in Bucksport — 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 67/100 on livability (#94 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, health & safety C-, amenities F.
• RSU 25 (rural): math 81% / reading 84% proficiency, ranked #72 of 112 in ME (top 64%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 81 active listings in the ZIP; 270 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $522 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• 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 216 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% 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 $66,440 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.94% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-4,929
• Equity at exit: $11,257

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $6,071
• Equity at exit: $6,528

Cash invested: $21,140 (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 04416

• Home prices YoY: -8.4%
• Active inventory: 81
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$396
• Tax est. 1.5%: −$94 /mo · $1,132/yr
• Insurance: −$31
• HOA: −$525
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $109

Break-even live

Break-even rent $1,325

Max offer price $75,500

Occupancy floor 88%

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: $18,875
• Closing costs: $2,265
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 20 events

1. 2026-06-18
   days on market $75,500 Active 216 DOM
2. 2026-06-17
   days on market $75,500 Active 215 DOM
3. 2026-06-16
   days on market $75,500 Active 214 DOM
4. 2026-06-15
   days on market $75,500 Active 213 DOM
5. 2026-06-13
   days on market $75,500 Active 211 DOM
6. 2026-06-12
   days on market $75,500 Active 210 DOM
7. 2026-06-09
   days on market $75,500 Active 207 DOM
8. 2026-06-08
   days on market $75,500 Active 206 DOM
9. 2026-06-07
   days on market $75,500 Active 205 DOM
10. 2026-06-07
    days on market $75,500 Active 204 DOM
11. 2026-06-04
    days on market $75,500 Active 201 DOM
12. 2026-06-02
    days on market $75,500 Active 200 DOM
13. 2026-06-01
    days on market $75,500 Active 199 DOM
14. 2026-05-31
    days on market $75,500 Active 198 DOM
15. 2026-05-31
    days on market $75,500 Active 197 DOM
16. 2026-05-18
    price $75,500 479-char remark

    Show marketing remark (479 chars)

    Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

17. 2026-04-28
    price $79,900 479-char remark

    Show marketing remark (479 chars)

    Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

18. 2026-01-12
    price $84,900 479-char remark

    Show marketing remark (479 chars)

    Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

19. 2025-12-15
    price $89,900 479-char remark

    Show marketing remark (479 chars)

    Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

20. 2025-11-14
    listed $93,900 Active 479-char remark

    Show marketing remark (479 chars)

    Motivated Seller! 2020 2BR/2BA 14'X56' Showcase single wide mobile home centrally located in Bucksport in Sherwood Forest Mobile Home Park. Offering a peaceful neighborhood setting with grassed yard, paved driveway, front porch & back deck. Interior features an open kitchen & living room and includes a washer & dryer. Efficient propane forced hot air furnace and propane fireplace for plenty of heat. The perfect spot to settle down and call home, call today!

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥89°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: $17,560
• − Mortgage interest: −$4,229
• − Property taxes: −$1,132
• − Insurance: −$378
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − HOA: −$6,300
• − Depreciation: −$2,196
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $1,188/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 · 1 photo

Fair 45/100 Moderate rehab

This mobile home requires significant exterior and interior repairs, as well as landscaping improvements to increase its value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Painted walls show significant wear
• Major landscaping — Sparse grass and overgrown areas

Value-add opportunities

• Both paint interior walls — Fresh paint can improve the home's appearance and value
• Both landscaping — A well-maintained yard can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Painted walls show significant wear	Major	$15,000–50,000
landscaping · Sparse grass and overgrown areas	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can improve the home's appearance and value ↑
• Both landscaping — A well-maintained yard can enhance curb appeal 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 25
• NCES district ID: 2314796
• Math proficiency: 81% ▲ 55.00%
• Reading proficiency: 84% ▲ 28.00%
• Median HH income: $47,283
• Composite: 69.46/100
• National rank: #308
• State rank: #72 of 112 in ME

Livability — Bucksport

• Score: 67/100
• State rank: #94
• US rank: #10578

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,503

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 7% German 1% Slovak 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -19.93%
• Current HPI: 217.0101
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.6% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $75,500 MREIS
• 2026-04-28 Price Changed $79,900 MREIS
• 2026-01-12 Price Changed $84,900 MREIS
• 2025-12-15 Price Changed $89,900 MREIS
• 2025-11-14 Listed $93,900 MREIS