Over 55 Development community in sunny Saco, Maine. Opportunity to own a package of cottages in one of of the hottest real estate markets in the country and create and incredible, long term income.

2. 32 Unit “55 & Older”
Small Cottage Condo Community
994 Portland Rd., Saco, Maine
The Cottages of Pine Meadow will
consist of 25 NEW build, high-end
mini homes/condos and 7 existing
small cottages that will be redone
and whose value will be further
maximized as the development
and landscaping take shape and
the 25 NEW BUILDS sell out

3. Rendering of
Completed Project

4. Two Bedroom Model Home

6. Existing 7 Cottages Marked
By The Black Circles

7. Rendering of
Completed Project

9. https://www.pressherald.com/2020/10/22/maine-home-sales-jump-23-as-out-of-state-buyers-increase/
Maine Home Sales Jump 23% As Out Of State Buyers Continue to Maine
Saco Cottage Development Riding Maine’s Out-Of-State Buyer Surge
https://www.mainebiz.biz/article/saco-cottage-development-riding-maines-out-of-state-buyer-surge
New York coronavirus exodus fuels ‘gangbusters’ Maine real estate boom
https://nypost.com/2020/10/15/new-york-coronavirus-exodus-fuels-maine-real-estate-boom/
Maine’s Explosive Real Estate Growth In The News

10. The Cottages at Pine Meadow is the PERFECT location for the Over 55 client!
Only minutes to US95, the beaches, shopping, fast food, hospitals, Maine Mall,
international airport, groceries, etc.,etc…..
EVERYTHING they need right at their fingertips!

11. 7 Cottage Investor
Package
17% Cap
FULLY RENOVATED, these units will generate
$165,000+ per annum (17% Cap) combined as
a 4 Month Summer “Short Term Rental” and 8
Month “Long Term Rental”.
Or can generate in excess of a $250,000
PROFIT if flipped at $170,000+ per unit upon
rehab and development completion. The
option is yours!
ALL 7 Cottages will receive NEW SIDING, NEW
appliances, NEW decks and NEW flooring to
conform to the NEW community standards

12. ALL 7 Cottages will be part of the NEW
landscape and hardscape package for
The Cottages at Pine Meadow

13. ALL 7 Cottages will have NEW siding, NEW
appliances, NEW deck, NEW electrical, NEW
flooring and NEW interior paint job

14. Driveway off Portland Rd (Rt 1, Saco, Maine)
Will be NEWLY paved and landscaped by April with the
NEW cottages built in and around the existing cottages which will only
INCREASE THE VALUE of the original 7
BEFORE
AFTER

15. Proforma Rent Roll 2021
The Cottages at Pine Meadow
4 Month Summer 8 Month Off Season Sale Price Cap Rate
Cottage 1 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 2 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 3 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 4 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 5 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 6 $ 9,600 $ 14,400 $ 135,000.00 17%
Cottage 7 $ 9,600 $ 14,400 $ 135,000.00 17%
GROSS $ 67,200 $ 100,800 $ 945,000.00 17%
NOTES
Using COMPS on Expedia, Rooms.com,
Priceline and others, we researched cost PER
MONTH for May1-Aug 31 for “Summer” and
the average competitive set for INFERIOR or
like rooms were in the $90-150+ per day
range. Conservatively we used only $80 per
day for our projections, arriving at $9,600 for
the full 4 months. Our cottages will be in a
HIGHER END community, fully landscaped
with much better location and access.
For the 8 month offseason projections we
ran the same competitive scenarios, plugging
in 30 days at a time and came in at $80-$145
per day. We used a super conservative rate
of only $60 per day for our projections,
arriving at $14,400 total for 8 months.
$168,000 NOI
17% CAP RATE

16. Comp Set Below Based On 28 Days Rented At Once
May 1- May 28th
Our Daily Average Rate of $80 WELL BELOW Inferior Comparables

17. Comp Set Below Based On 29 Days Rented At Once
June 1- June 29th
Our Daily Average Rate of $80 WELL BELOW Inferior Comparables

18. Comp Set Below Based On 29 Days Rented At Once
July 1- July 29th
For July, Investor Could EASILY Generate $100 Per Day Justifiably

19. Comp Set Below Based On 29 Days Rented At Once
August 1st – August 29th
For August, Investor Could EASILY Generate $120 Per Day Justifiably

20. February Comp Set Below Based On 29 Days Rented At Once In The WORST
Travel Month For Maine. Our $60 Per Day STILL Under Comps
Investor Could Generate $75 Per Day Justifiably, Vastly Beating Proforma

21. Deal Summary
❑ Saco Cottages, LLC acquired the “shovel ready” Cottages at Pine Meadow development on
October 27th, 2020 from the original developers.
❑ The project has 1 completed spec home (approved for an additional 24) and 7 existing cottages
that have been vacated ready and for rehab to bring it to the splendor of the new 24 builds ready
to begin construction second week of January. The sponsors have begun infrastructure
development with 6 units already sold and showings and inquiries set for many, many, many
more. Based on feedback and research from the residential real estate brokerage community,
homes will be sold as fast as they are built and we expect FULL SELL OUT by end of April!
❑ The Wiseman Group of Keller Williams in Portland Maine will handle the new community’s
marketing component which include a new website, daily open houses and new upscale
marketing collateral and digital platform as we aggressively move to gain traction from not only the
160+ inquiries from the last marketing campaign prior to COVID 19, but to generate new leads as
out of state buyers flock to Maine.
❑ Sponsorship is selling off the original 7 cottages as a package to an investor that wants to hold
during the development phase and then sell off at a premium once the infrastructure, landscaping
and a majority of the new build cottages are sold (or rent and capture huge summer rental
income!). At a “buy in” cost of only $135K per cottage (FULLY REONVATED), it is reasonable
to assume a resale price of a minimum of $175K per unit once the community is near sell out and
fully landscaped
❑ ALL 7 Cottages will be delivered with: NEW appliances, NEW siding, NEW paint
job, NEW electric boxes ALL separately metered, NEW outside deck and redone
flooring.
.
❑ PROFIT POTENTIAL: $250,000+ IN LESS THAN 12 MONTHS
POTENTIAL 25+%
RETURN ON CAPITAL
$945,000 For ALL 7 Cottages (FULLY RENOVATED)
$60,000 deposit at Purchase And Sale- NON REFUNDABLE.
Units will be delivered fully renovated and ready to lease or
sell NO LATER than 60 days with balance of $885,000 due and
payable

22. For a showing or more information please call
Mark McClure @ 305-507-6777 or
Ron Goddard @ 207-730-2103