89 Skyline Cir · Wells, ME 04090

$260,000

3 bd · 2.0 ba · 1,323 sqft · Manufactured public records · 501 Days on market

Built 1996 $197/sqft · at area comps Est $250k · at est. $495/mo HOA · 14% 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).

• Cash flow +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +8.4/10.0
• Schools +7.6/10.0
• ARV discount +5.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

Key facts

• Open concept kitchen
• 10x21 deck
• Large primary suite

Tags

• CENTRAL AIR CONDITIONING
• OPEN CONCEPT KITCHEN
• LARGE PRIMARY SUITE
• 10X21 DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.

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.
• Market conditions: 267 active listings in the ZIP; 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 501 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $38k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; list at $260k implies a 98% gain — meaningful room to come down on a strong offer.

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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 501 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.34% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.80%
• DSCR: 1.48
• GRM: 6.2

CMA / ARV

• ARV (median comp): $249,932
• List price: $260,000
• Delta: 4.03%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Anna Robert Cir	0.08mi	2/2.0 (-1)	1,440 (+9%)	0mo	$342,900	$238	76
11 Whistle Stop Cir	0.08mi	3/2.0	1,456 (+10%)	7mo	$264,000	$181	74
15 Moonstone Way	0.07mi	3/2.0	1,248 (-6%)	21mo	$298,500	$239	70
83 Anna Robert Cir	0.07mi	2/2.0 (-1)	1,224 (-8%)	23mo	$305,000	$249	60

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-161
• Equity at exit: $38,767

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $54,550
• Equity at exit: $22,480

Cash invested: $72,800 (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: 267
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $3,475 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$123 /mo · $1,479/yr
• Insurance: −$108
• HOA: −$495
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $655

Break-even live

Break-even rent $2,646

Max offer price $260,000

Occupancy floor 76%

Sensitivity live

Price	-10% $803	-5% $729	+0% $655	+5% $582	+10% $508
Rent	-10% $381	-5% $518	+0% $655	+5% $793	+10% $930
Rate	-1.0pp $786	-0.5pp $721	base $655	+0.5pp $588	+1.0pp $519

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr
• Likely covers: trashelectric

Listing history 31 events

1. 2026-06-18
   days on market $260,000 Active 501 DOM
2. 2026-06-17
   days on market $260,000 Active 500 DOM
3. 2026-06-16
   days on market $260,000 Active 499 DOM
4. 2026-06-15
   days on market $260,000 Active 498 DOM
5. 2026-06-14
   days on market $260,000 Active 496 DOM
6. 2026-06-13
   days on market $260,000 Active 495 DOM
7. 2026-06-10
   days on market $260,000 Active 493 DOM
8. 2026-06-09
   days on market $260,000 Active 492 DOM
9. 2026-06-08
   days on market $260,000 Active 491 DOM
10. 2026-06-07
    days on market $260,000 Active 490 DOM
11. 2026-06-05
    days on market $260,000 Active 487 DOM
12. 2026-06-03
    days on market $260,000 Active 486 DOM
13. 2026-06-02
    days on market $260,000 Active 485 DOM
14. 2026-06-01
    days on market $260,000 Active 484 DOM
15. 2026-05-31
    days on market $260,000 Active 483 DOM
16. 2026-05-30
    days on market $260,000 Active 482 DOM
17. 2026-05-20
    price $260,000 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

18. 2026-04-18
    status Active 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

19. 2026-04-10
    status Pending 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

20. 2026-01-26
    price $270,000 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

21. 2025-09-19
    price $279,900 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

22. 2025-09-17
    status Active 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

23. 2025-09-17
    price $282,000 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

24. 2025-09-16
    historical 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

25. 2025-03-17
    status Active 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

26. 2025-03-17
    price $290,000 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

27. 2024-10-15
    historical 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

28. 2024-08-23
    listed $298,000 Active 732-char remark

    Show marketing remark (732 chars)

    Less than 10 minutes to Wells beach. Don't miss out on this 3-bedroom 2 Bath manufactured home in a central location. Highly sought after year round age specific park in Wells. This home features central air conditioning as well as a whole house generator. Open concept large kitchen, dining area, a generous sized living room, wonderful 3 season sunrooom, large primary suite with bath. Enjoy the 10x21 deck, and a lovely sunroom as well as a nice shed with heat and electricity to hold all your gardening tools and summer furniture and to do those winter projects HOA includes Plowing streets and curbside trash pickup. Fantastic location just minutes to a variety of restaurants. shops and Wells harbor, I95, Amtrak Downeaster.

29. 2017-05-25
    soldstatus $131,000 Sold 539-char remark

    Show marketing remark (539 chars)

    This well cared for year round home is a rare find, many renovations new roof, doors, windows, flooring & kitchen. A great floor plan open kitchen, dining & living room. Master bedroom with a bath on one end of the house and 2 more bedrooms on the opposite end. Home has enclosed porch, central air & generator. Enjoy the well landscaped yard featuring a patio & 10 X 21 deck. Pets are permitted with management approval, Ocean Air is a 55+ community. Fantastic location just minutes to the harbor, beach and shops.

30. 2017-05-09
    status Pending 539-char remark

    Show marketing remark (539 chars)

    This well cared for year round home is a rare find, many renovations new roof, doors, windows, flooring & kitchen. A great floor plan open kitchen, dining & living room. Master bedroom with a bath on one end of the house and 2 more bedrooms on the opposite end. Home has enclosed porch, central air & generator. Enjoy the well landscaped yard featuring a patio & 10 X 21 deck. Pets are permitted with management approval, Ocean Air is a 55+ community. Fantastic location just minutes to the harbor, beach and shops.

31. 2017-05-05
    listed $129,900 Active 539-char remark

    Show marketing remark (539 chars)

    This well cared for year round home is a rare find, many renovations new roof, doors, windows, flooring & kitchen. A great floor plan open kitchen, dining & living room. Master bedroom with a bath on one end of the house and 2 more bedrooms on the opposite end. Home has enclosed porch, central air & generator. Enjoy the well landscaped yard featuring a patio & 10 X 21 deck. Pets are permitted with management approval, Ocean Air is a 55+ community. Fantastic location just minutes to the harbor, beach and shops.

ⓘ 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: $1,479 · $123/mo
• Projected year-2 tax: $2,508 · $209/mo
• Expected delta: +$1,028/yr (+$86/mo · 69.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥87°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: $41,702
• − Mortgage interest: −$14,564
• − Property taxes: −$1,479
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,336
• − Management: −$3,336
• − HOA: −$5,940
• − Depreciation: −$7,564
• Taxable income: $4,183
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $6,860/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

+100.2% since first listed

15 events — show timeline

• 2026-05-20 Price Changed $260,000 MREIS
• 2026-04-18 Relisted — MREIS
• 2026-04-10 Pending — MREIS
• 2026-01-26 Price Changed $270,000 MREIS
• 2025-09-19 Price Changed $279,900 MREIS
• 2025-09-17 Relisted — MREIS
• 2025-09-17 Price Changed $282,000 MREIS
• 2025-09-16 Delisted — MREIS
• 2025-03-17 Relisted — MREIS
• 2025-03-17 Price Changed $290,000 MREIS
• 2024-10-15 Delisted — MREIS
• 2024-08-23 Listed $298,000 MREIS
• 2017-05-25 Sold (MLS) $131,000 MREIS
• 2017-05-09 Pending — MREIS
• 2017-05-05 Listed $129,900 MREIS

Property tax history

+5.7%/yr

Latest (2025): $1,479 · +97.5% YoY. Source: county tax records.