430 Post Rd #202 · Wells, ME 04090

$68,900

1 bd · 1.0 ba · 451 sqft · Manufactured public records · 41 Days on market

Built 2004 $153/sqft · 59% above area Est $65k · 6% over $842/mo HOA · 43% of rent ↓ 1% since listing

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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
• ARV discount +4.7/15.0
• 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

WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025. Gated community. Electricity, water and sewer included. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming! DON'T MISS YOUR CHANCE AT PARADISE!

Key facts

• Gated community
• Attached porch
• Large yard

Tags

• ATTACHED PORCH
• LARGE YARD
• DOUBLE LOT
• MATURE FLOWERING PLANTS
• GATED COMMUNITY
• 2 POOLS

Property features AI

Finance

• Financial info: Land lease applies
• HOA & community: Community clubhouse; Association fee charged annually; Pets allowed with no restrictions

Exterior

• Parking: Gravel parking with 1–4 spaces; 2-car vehicle storage
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile home; 2004 construction; Shingle roof
• Construction: Aluminum siding; Built in 2004
• Exterior features: Deck; Porch; Level lot; Private road frontage; Residential zoning

Interior

• Kitchen: Refrigerator; Microwave; Gas Range
• Bedrooms: Bedroom on first floor; Second-floor bedroom
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Shower; Storage; Furnished; Sunroom; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $67k (3.0% 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 $476 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 $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: HOA is 43% of rent.

Recommended offer $66,833 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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: 2.83% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.49%
• DSCR: 1.73
• GRM: 2.9

CMA / ARV

• ARV (median comp): $64,832
• List price: $68,900
• Delta: 6.28%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 8.2%
• Equity multiple: 1.32×
• Total profit: $6,241
• Equity at exit: $10,273

10-year hold

• IRR: 17.9%
• Equity multiple: 2.52×
• Total profit: $29,287
• Equity at exit: $5,957

Cash invested: $19,292 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$361
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$29
• HOA: −$842
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $265

Break-even live

Break-even rent $1,612

Max offer price $68,900

Occupancy floor 81%

Sensitivity live

Price	-10% $304	-5% $285	+0% $265	+5% $246	+10% $226
Rent	-10% $111	-5% $188	+0% $265	+5% $342	+10% $419
Rate	-1.0pp $300	-0.5pp $283	base $265	+0.5pp $247	+1.0pp $229

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr
• Likely covers: watersewertrashelectricpoolsecurity

Listing history 22 events

1. 2026-06-18
   days on market $68,900 Active 41 DOM
2. 2026-06-17
   days on market $68,900 Active 40 DOM
3. 2026-06-16
   days on market $68,900 Active 39 DOM
4. 2026-06-15
   days on market $68,900 Active 38 DOM
5. 2026-06-14
   days on market $68,900 Active 36 DOM
6. 2026-06-13
   days on market $68,900 Active 35 DOM
7. 2026-06-10
   days on market $68,900 Active 33 DOM
8. 2026-06-09
   days on market $68,900 Active 32 DOM
9. 2026-06-08
   days on market $68,900 Active 31 DOM
10. 2026-06-07
    days on market $68,900 Active 30 DOM
11. 2026-06-05
    days on market $68,900 Active 27 DOM
12. 2026-06-03
    days on market $68,900 Active 26 DOM
13. 2026-06-02
    days on market $68,900 Active 25 DOM
14. 2026-06-01
    days on market $68,900 Active 24 DOM
15. 2026-05-31
    days on market $68,900 Active 23 DOM
16. 2026-05-30
    days on market $68,900 Active 22 DOM
17. 2026-05-08
    listed $68,900 Active 1180-char remark
18. 2025-10-09
    soldstatus $64,900 Closed 1175-char remark

    Show marketing remark (1181 chars)

    WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025 (Seller to pay the 2025 park fee). Included in fees: Gated community. Electricity, water and sewer. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming!

19. 2025-10-09
    soldstatus $64,900

    Show marketing remark (1181 chars)

    WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025 (Seller to pay the 2025 park fee). Included in fees: Gated community. Electricity, water and sewer. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming!

20. 2025-10-09
    listed $64,900

    Show marketing remark (1181 chars)

    WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025 (Seller to pay the 2025 park fee). Included in fees: Gated community. Electricity, water and sewer. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming!

21. 2025-09-15
    status Pending 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025. Gated community. Electricity, water and sewer included. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming! DON'T MISS YOUR CHANCE AT PARADISE!

22. 2025-08-20
    listed $69,900 Active 1175-char remark

    Show marketing remark (1175 chars)

    WELCOME TO YOUR SUMMER GETAWAY! 2004 Damon Breckenridge Park Model Home with a large, attached porch/sunroom for additional living space and storage sheds. Located in the highly sought after Meadowledge Resort. Well maintained and situated on a large corner lot with beautiful mature flowering plants, bushes and trees. Property to come fully furnished! Ideal for outdoor BBQ's and fun! Abundance of sleeping capacity with 1 BR (Q bed), double loft (3 beds), 2 sleeper sofas (1 Q & 1 Full) and daybed on porch. Sliding room divider for privacy in front room. Turnkey, furnished unit. Central air and heat in unit and window AC on porch. New roof (10/2020) and other upgrades. Resort has cozy beach town community setting. Close to multiple beaches in Wells, Kennebunk, Ogunquit and York, the Ogunquit Playhouse, mini golf, great restaurants, shopping and the Kittery Outlets. Fun for the whole family. Seasonal - May 1 - Oct 31. 2025. Gated community. Electricity, water and sewer included. Trash disposal. Coin laundry in club house. Enjoy all amenities, 2 pools, basketball and tennis courts. Pickleball and a playground coming! DON'T MISS YOUR CHANCE AT PARADISE!

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$222/yr (+$19/mo · 45.0%)

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

Taxation est. · year 1

• Rental income: $23,366
• − Mortgage interest: −$3,859
• − Property taxes: −$493
• − Insurance: −$344
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$10,104
• − Depreciation: −$2,004
• Taxable income: $2,822
• Est. tax owed @ 24.0%: −$677
• After-tax cash flow: $2,504/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

-1.4% since first listed

6 events — show timeline

• 2026-05-08 Listed $68,900 MREIS
• 2025-10-09 Listed $64,900 PrimeMLS
• 2025-10-09 Sold (MLS) $64,900 PrimeMLS
• 2025-10-09 Sold (MLS) $64,900 MREIS
• 2025-09-15 Pending — MREIS
• 2025-08-20 Listed $69,900 MREIS

Property tax history

+7.4%/yr

Latest (2025): $493 · +11.3% YoY. Source: county tax records.