430 Post Rd #87 · Wells, ME 04090

$49,900

1 bd · 1.0 ba · 484 sqft · Manufactured public records · 27 Days on market

Built 2003 Est $37k · 36% over $654/mo HOA · 33% 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 +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Have you been dreaming of a seasonal park model on a perimeter lot abutting the woods at Meadowledge? The wait is over! This 2003 top of the line Breckenridge Park Model offers 1 bedroom in the back of the home, a double loft area, an open concept kitchen, living room, and eat in kitchen-dining area along with cathedral ceilings in the living room and a florida room with a large sliding door opening allowing the space to feel very large with a great flow. The home comes furnished with 2 beds on the second floor and 1 bedroom in the back of the unit on the first floor offering immediate sleeping space with plenty of space to add more beds to accommodate more. My favorite thing about this uni

Key facts

• Perimeter lot
• Open concept kitchen
• Cathedral ceilings

Tags

• PERIMETER LOT
• ABUTTING THE WOODS
• DOUBLE LOFT AREA
• OPEN CONCEPT KITCHEN
• CATHEDRAL CEILINGS
• FLORIDA ROOM

Property features AI

Finance

• Financial info: Land lease: yes
• HOA & community: Has association; Association fee $7,850 annually; Community clubhouse

Exterior

• Parking: Gravel parking; On-street parking; 1–4 parking spaces
• Utilities: Public water; Private sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single family residence; Built in 2003; Entry and main living on first floor
• Construction: Wood frame construction with vinyl siding; Shingle roof; Built in 2003
• Exterior features: Deck; Glassed-in porch; Patio; Tennis court(s); Shed(s); Intown setting; Located in a mobile home park; Neighborhood location; Level and wooded lot; Private road frontage; Road surface: gravel and paved; Residential zoning

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom 1 on the first floor; Bedroom 2 on the second floor; Bedroom 3 on the second floor
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Direct vent furnace heating; Central air conditioning
• Interior features: One-floor living with first-floor bedroom and storage; Shower
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $569 ($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 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 $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 27 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% 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. 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: 3.92% ✓
• Cap rate: 19.97%
• Cash-on-cash: 48.85%
• DSCR: 3.17
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $36,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Post Rd #31	0.00mi	1/1.0	536 (+11%)	9mo	$41,000	$76	74
430 Post Rd #74	0.00mi	2/1.0 (+1)	536 (+11%)	10mo	$39,900	$74	69
430 Post Rd #290	0.00mi	1/—	547 (+13%)	22mo	$128,000	$234	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: 46.8%
• Equity multiple: 3.04×
• Total profit: $28,557
• Equity at exit: $7,440

10-year hold

• IRR: 52.7%
• Equity multiple: 6.24×
• Total profit: $73,213
• 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: 2.1×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$42 /mo · $504/yr
• Insurance: −$21
• HOA: −$654
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $569

Break-even live

Break-even rent $1,239

Max offer price $49,900

Occupancy floor 66%

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: $654 · $7,848/yr

Listing history 17 events

1. 2026-06-18
   days on market $49,900 Active 27 DOM
2. 2026-06-17
   days on market $49,900 Active 26 DOM
3. 2026-06-16
   days on market $49,900 Active 25 DOM
4. 2026-06-15
   days on market $49,900 Active 24 DOM
5. 2026-06-14
   days on market $49,900 Active 22 DOM
6. 2026-06-13
   days on market $49,900 Active 21 DOM
7. 2026-06-10
   days on market $49,900 Active 19 DOM
8. 2026-06-09
   days on market $49,900 Active 18 DOM
9. 2026-06-08
   days on market $49,900 Active 17 DOM
10. 2026-06-07
    days on market $49,900 Active 16 DOM
11. 2026-06-05
    days on market $49,900 Active 13 DOM
12. 2026-06-03
    days on market $49,900 Active 12 DOM
13. 2026-06-02
    days on market $49,900 Active 11 DOM
14. 2026-06-01
    days on market $49,900 Active 10 DOM
15. 2026-05-31
    days on market $49,900 Active 9 DOM
16. 2026-05-30
    days on market $49,900 Active 8 DOM
17. 2026-05-22
    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: $504 · $42/mo
• Projected year-2 tax: $591 · $49/mo
• Expected delta: +$87/yr (+$7/mo · 17.3%)

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

Taxation est. · year 1

• Rental income: $23,502
• − Mortgage interest: −$2,795
• − Property taxes: −$504
• − Insurance: −$250
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$7,848
• − Depreciation: −$1,452
• Taxable income: $6,893
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $5,171/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

• 2026-05-22 Listed $49,900 MREIS

Property tax history

+7.6%/yr

Latest (2025): $504 · +11.3% YoY. Source: county tax records.