150 Chapel Rd #208 · Wells, ME 04090

$49,900

1 bd · 1.0 ba · 436 sqft · Manufactured public records · 166 Days on market

Manufactured home Built 2004 Good condition $114/sqft · at area comps Est $75k · 33% under $779/mo HOA · 57% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• 1% rule +10.0/10.0
• Schools +9.1/10.0
• Condition / age +3.8/5.0
• DSCR +3.4/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Manufactured-home adj. -4.8

Listing remarks

Sunshine & warmth is right around the corner at Sea Vu South! Have you dreamed of having a seasonal get away minutes from the beaches of Wells & thought it couldn't happen?Come check out the home at Site 208 in Sea Vu South! This 2004 top of the line Park Model Home offers an open concept eat in kitchen & living room area that is fabulous for entertaining all in one space. The home is very clean & offers blinds throughout the home including the 3 season Florida room, central air conditioning & cathedral ceilings! The kitchen has functional cabinet space, large counters & full size stainless steel appliances.

Key facts

• Open concept kitchen
• Cathedral ceilings
• Corner lot

Tags

• OPEN CONCEPT KITCHEN
• 3 SEASON FLORIDA ROOM
• CENTRAL AIR CONDITIONING
• CATHEDRAL CEILINGS
• FUNCTIONAL CABINET SPACE
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-189/yr) — negative.
• To cash-flow at today's rent, offer at most $47k (5.6% below list).
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% vs local median 3.3% in Wells — 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: area grade C — 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: 446 active listings in the ZIP; solid renter incomes; 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.
• 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 $43,912 (12.0% 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 166 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.75% ✓
• Cap rate: 5.91%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 3.0

CMA / ARV

• ARV (median comp): $74,900
• List price: $49,900
• Delta: -33.38%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1072 Post Rd #111	0.36mi	1/1.0	447 (+2%)	6mo	$192,000	$430	74
1351 Post Rd #39	0.46mi	1/1.0	450 (+3%)	3mo	$210,000	$467	71
150 Chapel Rd #55	0.00mi	2/1.0 (+1)	528 (+21%)	3mo	$24,900	$47	68
1762 Post Rd #101	1.39mi	1/1.0	448 (+3%)	0mo	$205,000	$458	60
1762 Post Rd #111	1.39mi	1/1.0	448 (+3%)	4mo	$179,900	$402	57
1762 Post Rd #138	1.39mi	1/1.0	448 (+3%)	4mo	$162,000	$362	57
1762 Post Rd #206	1.39mi	1/1.0	448 (+3%)	4mo	$163,500	$365	57
1277 Post Rd #118	0.29mi	2/1.0 (+1)	525 (+20%)	1mo	$235,000	$448	56
376 Mile Rd #104	1.22mi	1/1.0	455 (+4%)	6mo	$185,000	$407	53
1762 Post Rd #209	1.39mi	1/1.0	448 (+3%)	10mo	$155,000	$346	52
1733 Post Rd	1.30mi	1/1.0	468 (+7%)	6mo	$10,000	$21	48
1762 Post Rd #233	1.39mi	1/1.0	532 (+22%)	8mo	$167,500	$315	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-8,602
• Equity at exit: $7,440

10-year hold

• IRR: -7.3%
• Equity multiple: 0.51×
• Total profit: $-6,808
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $24,900 ($47/sqft)
• Median days on market: 73 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +264.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 04090

• Home prices YoY: -20.0%
• Active inventory: 446
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,375 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$21
• HOA: −$779
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-16

Break-even live

Break-even rent $1,394

Max offer price $47,120

Occupancy floor 96%

Sensitivity live

Price	-10% $13	-5% $-2	+0% $-16	+5% $-30	+10% $-44
Rent	-10% $-124	-5% $-70	+0% $-16	+5% $39	+10% $93
Rate	-1.0pp $9	-0.5pp $-3	base $-16	+0.5pp $-29	+1.0pp $-42

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Zoned residential
• Financial info: Land lease required
• HOA & community: Association present with an annual fee

Exterior

• Parking: On-site parking with 1–4 spaces
• Utilities: Public waterPublic sewerElectric with circuit breakersElectric water heater
• Home design: Mobile home (single wide)Entry on first level
• Construction: Vinyl sidingShingle roofBuilt in 2004Mobile construction
• Exterior features: Open, level lotIntown locationNear golf courseNear public beachNear shopping and townNeighborhood settingPrivate paved road

Interior

• Kitchen: RefrigeratorMicrowaveGas range
• Bedrooms: Bedroom on the first level
• Flooring: Laminate flooringCarpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingDirect vent heaterCentral air conditioning
• Interior features: SunroomLiving roomDining roomTotal of 5 rooms

Listing history 50 events

1. 2026-09-24
   days on market $49,900 Active 166 DOM
2. 2026-09-22
   days on market $49,900 Active 165 DOM
3. 2026-09-21
   days on market $49,900 Active 164 DOM
4. 2026-09-20
   days on market $49,900 Active 163 DOM
5. 2026-09-19
   days on market $49,900 Active 162 DOM
6. 2026-09-18
   days on market $49,900 Active 161 DOM
7. 2026-09-17
   days on market $49,900 Active 160 DOM
8. 2026-09-16
   days on market $49,900 Active 159 DOM
9. 2026-09-15
   days on market $49,900 Active 158 DOM
10. 2026-09-14
    days on market $49,900 Active 157 DOM
11. 2026-09-13
    days on market $49,900 Active 156 DOM
12. 2026-09-12
    days on market $49,900 Active 155 DOM
13. 2026-09-11
    days on market $49,900 Active 154 DOM
14. 2026-09-05
    days on market $49,900 Active 148 DOM
15. 2026-09-04
    days on market $49,900 Active 147 DOM
16. 2026-09-03
    days on market $49,900 Active 146 DOM
17. 2026-08-31
    days on market $49,900 Active 143 DOM
18. 2026-08-30
    days on market $49,900 Active 142 DOM
19. 2026-08-29
    days on market $49,900 Active 141 DOM
20. 2026-08-28
    days on market $49,900 Active 140 DOM
21. 2026-08-27
    days on market $49,900 Active 139 DOM
22. 2026-08-26
    days on market $49,900 Active 138 DOM
23. 2026-08-25
    days on market $49,900 Active 137 DOM
24. 2026-08-24
    days on market $49,900 Active 136 DOM
25. 2026-08-23
    days on market $49,900 Active 135 DOM
26. 2026-08-22
    days on market $49,900 Active 134 DOM
27. 2026-08-21
    days on market $49,900 Active 133 DOM
28. 2026-08-20
    days on market $49,900 Active 132 DOM
29. 2026-08-19
    days on market $49,900 Active 131 DOM
30. 2026-08-18
    days on market $49,900 Active 130 DOM
31. 2026-08-17
    days on market $49,900 Active 129 DOM
32. 2026-08-16
    days on market $49,900 Active 128 DOM
33. 2026-08-15
    days on market $49,900 Active 127 DOM
34. 2026-08-15
    days on market $49,900 Active 126 DOM
35. 2026-08-13
    days on market $49,900 Active 125 DOM
36. 2026-08-12
    days on market $49,900 Active 124 DOM
37. 2026-08-11
    days on market $49,900 Active 123 DOM
38. 2026-08-10
    days on market $49,900 Active 122 DOM
39. 2026-08-09
    days on market $49,900 Active 121 DOM
40. 2026-08-08
    days on market $49,900 Active 120 DOM
41. 2026-08-07
    days on market $49,900 Active 119 DOM
42. 2026-08-06
    days on market $49,900 Active 118 DOM
43. 2026-08-05
    days on market $49,900 Active 117 DOM
44. 2026-08-04
    days on market $49,900 Active 116 DOM
45. 2026-08-03
    days on market $49,900 Active 115 DOM
46. 2026-07-31
    days on market $49,900 Active 112 DOM
47. 2026-07-29
    days on market $49,900 Active 110 DOM
48. 2026-07-27
    days on market $49,900 Active 108 DOM
49. 2026-07-25
    days on market $49,900 Active 106 DOM
50. 2026-07-23
    days on market $49,900 Active 104 DOM

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $580 · $48/mo
• Expected delta: +$98/yr (+$8/mo · 20.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥87°F today · 15 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: $16,495
• − Mortgage interest: −$2,795
• − Property taxes: −$482
• − Insurance: −$250
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − HOA: −$9,348
• − Depreciation: −$1,452
• Taxable loss: −$471
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $-76/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $2,180–$6,540 screening

This mobile home is in good condition with no major repairs needed. It has a good kitchen, bathrooms, and exterior. Painting the exterior and replacing the carpet can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding and trim to enhance curb appeal and protect against weathering. — Painting the exterior can improve the home's appearance and protect the siding from the elements, which can increase both resale and rental value. ↑
• Both Replace the carpet in the living room and kitchen with hardwood or tile flooring to increase the home's value. — Replacing the carpet with more durable flooring can improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 91/100

Zoned Schools

Elementary Wells Elementary School A+ ME #73/294 Nat'l #277/41,679 Middle Wells Junior High School A+ ME #27/85 Nat'l #71/14,009 High Wells High School A+ ME #18/108 Nat'l #152/17,239

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

• County: York · 209,961 people
• Metro: Portland-South Portland, ME
• Population (ZIP): 11,544
• Household income: $83,900
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 1% of renters

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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%

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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%

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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

Property features AI

Finance

• Other: Zoned residential
• Financial info: Land lease required
• HOA & community: Association present with an annual fee

Exterior

• Parking: On-site parking with 1–4 spaces
• Utilities: Public waterPublic sewerElectric with circuit breakersElectric water heater
• Home design: Mobile home (single wide)Entry on first level
• Construction: Vinyl sidingShingle roofBuilt in 2004Mobile construction
• Exterior features: Open, level lotIntown locationNear golf courseNear public beachNear shopping and townNeighborhood settingPrivate paved road

Interior

• Kitchen: RefrigeratorMicrowaveGas range
• Bedrooms: Bedroom on the first level
• Flooring: Laminate flooringCarpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingDirect vent heaterCentral air conditioning
• Interior features: SunroomLiving roomDining roomTotal of 5 rooms

Price history

1 event — show timeline

• 2026-04-11 Listed $54,900 MREIS

Property tax history

+7.4%/yr

Latest (2025): $482 · +11.3% YoY. Source: county tax records.