454 Post Rd #137 · Wells, ME 04090

$355,000

2 bd · 1.0 ba · 600 sqft · Condo public records · 37 Days on market

Built 2005 $592/sqft · 27% above area Est $354k · at est. $507/mo HOA · 6% of rent

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.4/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Your Beach House Opportunity is Here -Don't Miss It! Welcome to Cottage #137 at Summer Village - a bright and beautifully maintained seasonal cottage perfectly positioned for convenience, comfort, and carefree coastal living. Located near the front of the community, this inviting 2-bedroom, 1-bath cottage with a sunroom offers easy access to many of the community's most popular amenities while still maintaining a peaceful and quiet setting. Step inside and you'll immediately appreciate the airy, welcoming layout designed for easy summer living. Offered fully furnished, this cottage is move-in ready and ideal for anyone seeking a relaxing retreat near the Maine coast. The sun-filled sunroom

Key facts

• Fitness center
• Sunroom
• Three pools

Tags

• SUNROOM
• WALKING DISTANCE TO POOLS
• GATED SEASONAL COMMUNITY
• THREE POOLS
• TENNIS AND PICKLEBALL COURTS
• FITNESS CENTER

Property features AI

Finance

• HOA & community: Association with quarterly fee; Quarterly association fee of $1,522; Pets allowed with restrictions (one pet, size limit, other restrictions); Community clubhouse

Exterior

• Parking: Gravel parking with 1–4 spaces
• Utilities: Public sewer; Public and seasonal water; Electric water heater; Circuit breaker electrical service
• Home design: Condominium; 2005 construction; Single-story living (one floor); Located on a private, paved road
• Construction: Wood frame with clapboard exterior; Shingle roof; Slab foundation
• Exterior features: Glassed-in porch; Tennis court(s); Near golf course; Near public beach; Neighborhood setting; Near railroad; Level lot; Wooded

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the first floor; Sunroom on the first floor
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall unit cooling
• Interior features: One-floor living; First-floor bedroom; Attic; Bathtub; Furnished
• Laundry & utility: Washer hookup on main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $355k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $355k).
• Recommended offer: $344k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wells-Ogunquit CSD (rural): math 87% / reading 90% proficiency, ranked #32 of 112 in ME (top 29%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Wells Elementary School (math 87% / reading 91%, grade A+, #73 of 294 statewide, top 25%, 551 students, 15% FRL); Wells Junior High School (math 86% / reading 90%, grade A+, #27 of 85 statewide, top 31%, 441 students, 19% FRL); Wells High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 415 students, 10% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 272 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($344k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $344,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.25% ✓
• Cap rate: 18.55%
• Cash-on-cash: 43.77%
• DSCR: 2.95
• GRM: 3.7

CMA / ARV

• ARV (median comp): $354,478
• List price: $355,000
• Delta: 0.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.7%
• Equity multiple: 2.75×
• Total profit: $173,635
• Equity at exit: $52,932

10-year hold

• IRR: 47.0%
• Equity multiple: 5.52×
• Total profit: $449,590
• Equity at exit: $30,694

Cash invested: $99,400 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 272
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $7,992 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$148
• HOA: −$507
• Vacancy / Maint / Mgmt: −$1,678
• Net cashflow: $3,625

Break-even live

Break-even rent $3,403

Max offer price $355,000

Occupancy floor 50%

Sensitivity live

Price	-10% $3,826	-5% $3,726	+0% $3,625	+5% $3,525	+10% $3,424
Rent	-10% $2,994	-5% $3,310	+0% $3,625	+5% $3,941	+10% $4,257
Rate	-1.0pp $3,804	-0.5pp $3,716	base $3,625	+0.5pp $3,533	+1.0pp $3,440

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
392 Post Rd Unit 1532216P Wells, ME	2.0	1.0	710	$7,992	$11.26	23d	1	0.28mi

HOA detail condo

• Monthly dues: $507 · $6,084/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $355,000 Active 37 DOM
2. 2026-06-18
   days on market $355,000 Active 34 DOM
3. 2026-06-17
   days on market $355,000 Active 33 DOM
4. 2026-06-16
   days on market $355,000 Active 32 DOM
5. 2026-06-15
   days on market $355,000 Active 31 DOM
6. 2026-06-14
   days on market $355,000 Active 29 DOM
7. 2026-06-13
   days on market $355,000 Active 28 DOM
8. 2026-06-10
   days on market $355,000 Active 26 DOM
9. 2026-06-09
   days on market $355,000 Active 25 DOM
10. 2026-06-08
    days on market $355,000 Active 24 DOM
11. 2026-06-07
    days on market $355,000 Active 23 DOM
12. 2026-06-05
    days on market $355,000 Active 20 DOM
13. 2026-06-03
    days on market $355,000 Active 19 DOM
14. 2026-06-02
    days on market $355,000 Active 18 DOM
15. 2026-06-01
    days on market $355,000 Active 17 DOM
16. 2026-05-31
    days on market $355,000 Active 16 DOM
17. 2026-05-30
    days on market $355,000 Active 15 DOM
18. 2026-05-14
    listed $355,000 Active 1894-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: $2,062 · $172/mo
• Projected year-2 tax: $3,445 · $287/mo
• Expected delta: +$1,383/yr (+$115/mo · 67.1%)

ⓘ 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 ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $95,904
• − Mortgage interest: −$19,886
• − Property taxes: −$2,062
• − Insurance: −$1,775
• − Repairs & maintenance: −$7,672
• − Management: −$7,672
• − HOA: −$6,084
• − Depreciation: −$10,327
• Taxable income: $40,426
• Est. tax owed @ 24.0%: −$9,702
• After-tax cash flow: $33,801/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: Wells-Ogunquit CSD
• NCES district ID: 2313490
• Math proficiency: 87% ▲ 42.00%
• Reading proficiency: 90% ▲ 26.00%
• Median HH income: $61,341
• Composite: 75.79/100
• National rank: #125
• State rank: #32 of 112 in ME

Livability — Wells

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,544

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Black 3% Asian 1%
• Common ancestry: Lithuanian 11% Romanian 3% Slovak 3%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 1% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -103.52%
• Current HPI: 413.9951
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-14 Listed $355,000 MREIS

Property tax history

+3.1%/yr

Latest (2025): $2,062 · +6.3% YoY. Source: county tax records.