150 Chapel Rd #819 · Wells, ME 04090

$74,900

1 bd · 1.0 ba · 458 sqft · Manufactured public records · 1 Days on market

Built 2003 $781/mo HOA · 40% 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
• ARV discount +7.5/15.0
• 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

Have you been dreaming of a seasonal get away close to the beaches in Wells but with the amenities of a resort? Look no further than Sea Vu South! This 2002 Breckenridge Park Model offers separate sleeping spaces with accommodations for 9 comfortably! There is a queen size bed in the back bedroom, 2 more beds in the 2 loft areas of the home on the 2nd floor and 2 sleeper sofas/futons in the living room. The home offers an open concept kitchen, living, dining area with Cathedral Ceiling and tons of natural light coming in thru the numerous windows throughout the home. There is a 3 season Florida room that goes front to back and there is a washing machine & a stand up freezer that also stays at the home. The best part of the home is that it's located on the outer side of the park & abuts the woods allowing for a quiet location. Sea Vu South offers 2 pools, 2 clubhouses, jacuzzis, a gym, laundry, and so much more! There are tons of activities for all ages throughout the season & lots of memories to be made! The park rent of $8,650 includes water, sewer, cable, internet, trash, & all the amenities at the park. There is basketball courts, playgrounds, a fenced dog park & so much more in this gated community. Have a dog? You can bring pets (but your guests can not!). Season is from May-October 3. Come take a peek, you won't be disappointed!

Key facts

• Central ac
• Fireplace in the lr
• Cathedral ceilings

Tags

• PRIVACY IN THE BACKYARD
• OPEN CONCEPT EAT IN KITCHEN
• FIREPLACE IN THE LR
• CENTRAL AC
• CATHEDRAL CEILINGS
• FUNCTIONAL CABINET SPACE

Property features AI

Finance

• Other: Association fee: annually
• Financial info: Land lease: Yes
• HOA & community: Association present with annual fee

Exterior

• Parking: On-site parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile Home (single wide); Residential zoning; Fronting/private road
• Construction: Built in 2003; Vinyl siding; Shingle roof
• Exterior features: Located in a mobile home park; Intown location near golf course, public beach, shopping and town; Neighborhood setting; Level lot; Private paved road frontage

Interior

• Kitchen: Microwave; Gas Range; Refrigerator
• Bedrooms: Bedroom 1 (first level); Bedroom 2 (first level); Bedroom 3 (second level); Bedroom 4 (second level)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Direct vent heater; Forced air heating; Central air conditioning
• Interior features: 8 total rooms; Sunroom; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

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 $518 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago 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.
• Current owner paid $48k; list at $75k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% 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 $74,900

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: 2.60% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $40,304
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Chapel Rd #813	0.00mi	2/1.0 (+1)	512 (+12%)	21mo	$45,000	$88	58
924 Post Rd #29	0.64mi	1/1.0	441 (-4%)	20mo	$36,000	$82	47
23 College Dr #412	0.54mi	2/1.0 (+1)	407 (-11%)	17mo	$40,000	$98	37

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: 8.5%
• Equity multiple: 1.34×
• Total profit: $7,066
• Equity at exit: $11,168

10-year hold

• IRR: 18.1%
• Equity multiple: 2.54×
• Total profit: $32,205
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.2×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$31
• HOA: −$781
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $294

Break-even live

Break-even rent $1,578

Max offer price $74,900

Occupancy floor 80%

Sensitivity live

Price	-10% $336	-5% $315	+0% $294	+5% $273	+10% $252
Rent	-10% $140	-5% $217	+0% $294	+5% $371	+10% $448
Rate	-1.0pp $332	-0.5pp $313	base $294	+0.5pp $275	+1.0pp $255

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $781 · $9,372/yr
• Likely covers: watersewertrashinternetcablelandscapingpoolgymsecurity

Listing history 2 events

1. 2026-06-18
   remarks 671-char remark
2. 2026-06-18
   listed $74,900 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: $497 · $41/mo
• Projected year-2 tax: $758 · $63/mo
• Expected delta: +$261/yr (+$22/mo · 52.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥87°F today · 15 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: $23,399
• − Mortgage interest: −$4,196
• − Property taxes: −$497
• − Insurance: −$374
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − HOA: −$9,372
• − Depreciation: −$2,179
• Taxable income: $3,037
• Est. tax owed @ 24.0%: −$729
• After-tax cash flow: $2,799/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

+36.2% since first listed

5 events — show timeline

• 2026-06-17 Listed $74,900 MREIS
• 2024-05-02 Sold (MLS) $47,500 MREIS
• 2024-04-29 Pending — MREIS
• 2024-04-08 Price Changed $47,500 MREIS
• 2024-03-28 Listed $55,000 MREIS

Property tax history

+7.4%/yr

Latest (2025): $497 · +9.5% YoY. Source: county tax records.