47 Whistle Stop Cir · Wells, ME 04090

$259,900

3 bd · 2.5 ba · 1,296 sqft · Manufactured public records · 46 Days on market

Built 2003 $201/sqft · 13% above area Est $230k · 13% over $495/mo HOA · 15% of rent ↓ 4% since listing

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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 +25.5/30.0
• DSCR +8.4/10.0
• 1% rule +8.1/10.0
• Schools +7.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Key facts

• Parking
• Built 2003
• Listed 46 days

Property features AI

Finance

• Other: Zoning: MH
• Financial info: Land lease: Yes
• HOA & community: Has association with a monthly fee of $495; Pets allowed with other restrictions; Property located in an association-managed mobile home community

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric on site with circuit breakers; Electric tank water heater; Utilities currently on
• Home design: Mobile home (double wide); Single-story; Entry at slab level; Facing direction not specified
• Construction: Built in 2003; Steel frame and mobile construction with vinyl siding; Pitched shingle roof; Slab foundation
• Exterior features: Porch and screened porch; Shed(s); Located in a mobile home park; Interior lot in a neighborhood on a cul-de-sac; Level lot; Near public beach, town, turnpike/interstate and public transit; Paved road

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Three first-floor bedrooms, each with closet
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Forced air heating with blowers; Window cooling unit(s); Thermostat
• Interior features: One-floor living with first-floor bedrooms; Primary bedroom with private bath; Bathtub and separate shower; Storage; Furnished; 32–36 inch doors (accessibility); Storm door(s); Double-pane windows
• Laundry & utility: Washer and dryer; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/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: $252k (3.0% 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.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.31% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.97%
• DSCR: 1.44
• GRM: 6.4

CMA / ARV

• ARV (median comp): $230,153
• List price: $259,900
• Delta: 12.93%
• Verdict: OVERPRICED
• Comps: 7 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	0.04mi	2/2.0 (-1)	1,440 (+11%)	0mo	$342,900	$238	72
15 Moonstone Way	0.12mi	3/2.0	1,248 (-4%)	21mo	$298,500	$239	69
11 Whistle Stop Cir	0.08mi	3/2.0	1,456 (+12%)	7mo	$264,000	$181	68
83 Anna Robert Cir	0.05mi	2/2.0 (-1)	1,224 (-6%)	23mo	$305,000	$249	62

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: -1.2%
• Equity multiple: 0.95×
• Total profit: $-3,373
• Equity at exit: $38,752

10-year hold

• IRR: 8.5%
• Equity multiple: 1.65×
• Total profit: $47,566
• Equity at exit: $22,471

Cash invested: $72,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,392 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$109 /mo · $1,303/yr
• Insurance: −$108
• HOA: −$495
• Vacancy / Maint / Mgmt: −$712
• Net cashflow: $605

Break-even live

Break-even rent $2,626

Max offer price $259,900

Occupancy floor 77%

Sensitivity live

Price	-10% $752	-5% $678	+0% $605	+5% $531	+10% $458
Rent	-10% $337	-5% $471	+0% $605	+5% $739	+10% $873
Rate	-1.0pp $736	-0.5pp $671	base $605	+0.5pp $537	+1.0pp $469

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 19 events

1. 2026-06-18
   days on market $259,900 Active 46 DOM
2. 2026-06-17
   days on market $259,900 Active 45 DOM
3. 2026-06-16
   days on market $259,900 Active 44 DOM
4. 2026-06-15
   days on market $259,900 Active 43 DOM
5. 2026-06-14
   days on market $259,900 Active 41 DOM
6. 2026-06-13
   days on market $259,900 Active 40 DOM
7. 2026-06-10
   days on market $259,900 Active 38 DOM
8. 2026-06-09
   days on market $259,900 Active 37 DOM
9. 2026-06-08
   days on market $259,900 Active 36 DOM
10. 2026-06-07
    days on market $259,900 Active 35 DOM
11. 2026-06-05
    days on market $259,900 Active 32 DOM
12. 2026-06-03
    days on market $259,900 Active 31 DOM
13. 2026-06-02
    days on market $259,900 Active 30 DOM
14. 2026-06-01
    days on market $259,900 Active 29 DOM
15. 2026-05-31
    days on market $259,900 Active 28 DOM
16. 2026-05-30
    days on market $259,900 Active 27 DOM
17. 2026-05-03
    listed $259,900 Active
18. 2026-02-26
    price $259,900
19. 2025-11-03
    price $265,000

ⓘ 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: $1,303 · $109/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$1,116/yr (+$93/mo · 85.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $40,703
• − Mortgage interest: −$14,558
• − Property taxes: −$1,303
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,256
• − Management: −$3,256
• − HOA: −$5,940
• − Depreciation: −$7,561
• Taxable income: $3,529
• Est. tax owed @ 24.0%: −$847
• After-tax cash flow: $6,411/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

-3.7% since first listed

9 events — show timeline

• 2026-05-03 Listed $259,900 MREIS
• 2026-05-01 Delisted — MREIS
• 2026-04-21 Relisted — MREIS
• 2026-04-06 Pending — MREIS
• 2026-04-03 Relisted — MREIS
• 2026-03-20 Contingent — MREIS
• 2026-02-26 Price Changed $259,900 MREIS
• 2025-11-03 Price Changed $265,000 MREIS
• 2025-10-08 Listed $270,000 MREIS

Property tax history

+3.9%/yr

Latest (2025): $1,303 · +64.7% YoY. Source: county tax records.