620 Post Rd #56 · Wells, ME 04090

$57,900

1 bd · 1.0 ba · 420 sqft · Manufactured public records · 9 Days on market

Built 2001 Est $52k · 12% over $746/mo HOA · 39% 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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Pool
• Built 2001

Property features AI

Finance

• Financial info: Property is sold as personal property in a land-lease setting (land lease: yes)
• HOA & community: Has association; Annual association fee of $8,950; Community clubhouse

Exterior

• Parking: On-site parking with gravel surface; Space for 1–4 vehicles; 2-car vehicle storage
• Utilities: Electric on site; Public sewer; Public and seasonal water
• Home design: Mobile Home; Built in 2001; Shingle roof
• Construction: Vinyl siding construction; Mobile construction
• Exterior features: Deck; Glassed-in porch; Mobile home park setting; Near golf course; Near public beach; Near shopping; Level lot; Paved road

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom on first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: Bathtub; Shower; One-floor living; Furnished; 3 total rooms
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).

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.
• 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 $400 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $57,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.29% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.30%
• DSCR: 2.30
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $51,660
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Post Rd #64	0.00mi	1/1.0	408 (-3%)	14mo	$64,000	$157	84
620 Post Rd #57	0.00mi	1/1.0	405 (-4%)	21mo	$50,000	$123	76
620 Post Rd #13	0.00mi	1/1.0	396 (-6%)	24mo	$45,000	$114	71

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: 24.2%
• Equity multiple: 2.00×
• Total profit: $16,292
• Equity at exit: $8,633

10-year hold

• IRR: 32.4%
• Equity multiple: 3.99×
• Total profit: $48,533
• Equity at exit: $5,006

Cash invested: $16,212 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$34 /mo · $409/yr
• Insurance: −$24
• HOA: −$746
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $396

Break-even live

Break-even rent $1,402

Max offer price $57,900

Occupancy floor 74%

Sensitivity live

Price	-10% $429	-5% $412	+0% $396	+5% $379	+10% $363
Rent	-10% $245	-5% $321	+0% $396	+5% $471	+10% $546
Rate	-1.0pp $425	-0.5pp $411	base $396	+0.5pp $381	+1.0pp $366

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $746 · $8,952/yr

Listing history 7 events

1. 2026-06-18
   days on market $57,900 Active 9 DOM
2. 2026-06-17
   days on market $57,900 Active 8 DOM
3. 2026-06-16
   days on market $57,900 Active 7 DOM
4. 2026-06-15
   days on market $57,900 Active 6 DOM
5. 2026-06-14
   days on market $57,900 Active 4 DOM
6. 2026-06-13
   days on market $57,900 Active 3 DOM
7. 2026-06-10
   listed $57,900 Active 1 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: $409 · $34/mo
• Projected year-2 tax: $598 · $50/mo
• Expected delta: +$189/yr (+$16/mo · 46.3%)

ⓘ 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 ≥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: $22,841
• − Mortgage interest: −$3,243
• − Property taxes: −$409
• − Insurance: −$290
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − HOA: −$8,952
• − Depreciation: −$1,684
• Taxable income: $4,608
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $3,644/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

• 2026-06-09 Listed $57,900 MREIS

Property tax history

+6.5%/yr

Latest (2025): $409 · +17.2% YoY. Source: county tax records.