430 Post Rd #98 · Wells, ME 04090

$49,900

2 bd · 1.0 ba · 414 sqft · Manufactured public records · 29 Days on market

Built 2000 $842/mo HOA · 38% of rent

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Why this score? — see what drove the D+ 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 +15.0/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your Summer sanctuary in Wells, located in the highly desirable seasonal community of Meadowledge Resort. This well-maintained 2000 park model home offers 2 bedrooms, 1 full bath, and 654 square feet of comfortable seasonal living. Inside, you'll find an open-concept kitchen and living area with cathedral ceilings, abundant cabinetry, and plenty of natural light throughout. The spacious Florida/sunroom provides flexible living space and is currently utilized as a second bedroom and guest area. Additional features include forced hot air heat, central air conditioning, and a covered front porch perfect for relaxing after a day at the beach. Situated in the center section of the res

Key facts

• Covered front porch
• Open-concept kitchen
• Florida sunroom

Tags

• OPEN-CONCEPT KITCHEN
• FLORIDA SUNROOM
• COVERED FRONT PORCH
• CONVENIENT LOCATION
• ACCESS TO RESORT AMENITIES

Property features AI

Finance

• HOA & community: Has association; Association fee $10,100 annually; Pets allowed without restrictions; Land lease required

Exterior

• Parking: Gravel on-site parking with 1–4 spaces
• Utilities: Public sewer; Public (seasonal) water; Electric circuit breakers; Electric water heater
• Home design: Mobile Home; Built in 2000; Entry level: First floor
• Construction: Vinyl siding; Shingle roof
• Exterior features: Glassed-in porch; Porch; In-ground pool; Interior lot in a mobile home park; Near golf course, public beach, turnpike/interstate, town and railroad; Level lot; Private paved road frontage; Neighborhood setting

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Laminate; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Bathtub; Shower; Storage; Sunroom; Living room; Kitchen; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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 $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $49,151 (1.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.42% ✓
• Cap rate: 20.19%
• Cash-on-cash: 49.64%
• DSCR: 3.21
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 3.09×
• Total profit: $29,264
• Equity at exit: $7,440

10-year hold

• IRR: 53.6%
• Equity multiple: 6.37×
• Total profit: $75,065
• 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 →

ZIP-level market 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $2,205 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$39 /mo · $470/yr
• Insurance: −$21
• HOA: −$842
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $578

Break-even live

Break-even rent $1,473

Max offer price $49,900

Occupancy floor 69%

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
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 29 DOM
2. 2026-06-17
   days on market $49,900 Active 28 DOM
3. 2026-06-16
   days on market $49,900 Active 27 DOM
4. 2026-06-15
   days on market $49,900 Active 26 DOM
5. 2026-06-14
   days on market $49,900 Active 24 DOM
6. 2026-06-13
   days on market $49,900 Active 23 DOM
7. 2026-06-10
   days on market $49,900 Active 21 DOM
8. 2026-06-09
   days on market $49,900 Active 20 DOM
9. 2026-06-08
   days on market $49,900 Active 19 DOM
10. 2026-06-07
    days on market $49,900 Active 18 DOM
11. 2026-06-05
    days on market $49,900 Active 15 DOM
12. 2026-06-03
    days on market $49,900 Active 14 DOM
13. 2026-06-02
    days on market $49,900 Active 13 DOM
14. 2026-06-01
    days on market $49,900 Active 12 DOM
15. 2026-05-31
    days on market $49,900 Active 11 DOM
16. 2026-05-30
    days on market $49,900 Active 10 DOM
17. 2026-05-20
    listed $49,900 Active

ⓘ 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: $470 · $39/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$104/yr (+$9/mo · 22.2%)

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

Taxation est. · year 1

• Rental income: $26,455
• − Mortgage interest: −$2,795
• − Property taxes: −$470
• − Insurance: −$250
• − Repairs & maintenance: −$2,116
• − Management: −$2,116
• − HOA: −$10,104
• − Depreciation: −$1,452
• Taxable income: $7,152
• Est. tax owed @ 24.0%: −$1,717
• After-tax cash flow: $5,220/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

• 2026-05-20 Listed $49,900 MREIS

Property tax history

+8.1%/yr

Latest (2025): $470 · +11.1% YoY. Source: county tax records.