430 Post Rd #296 · Wells, ME 04090

$45,000

1 bd · 1.0 ba · 408 sqft · Manufactured public records · 18 Days on market

Built 2012 $842/mo HOA · 44% 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

Escape to the Maine coast with this charming 2012 seasonal cottage located in the desirable Meadowledge Resort community! Offering 1 bedroom, 1 full bath, and two spacious loft areas, this property provides plenty of room for family and guests while maintaining a cozy, low-maintenance lifestyle. The open-concept living area creates a welcoming space to relax after a day at the beach, while the lofts offer flexible sleeping, storage, or recreation options. Whether you're looking for a summer retreat, weekend getaway, or a place to make lasting memories, this property checks all the boxes. Enjoy all that Meadowledge has to offer, including resort amenities and a fantastic location just minute

Key facts

• Resort amenities
• Fantastic location
• Parking

Tags

• MEADOWLEDGE RESORT COMMUNITY
• OPEN-CONCEPT LIVING AREA
• FLEXIBLE SLEEPING OPTIONS
• RESORT AMENITIES
• FANTASTIC LOCATION

Property features AI

Finance

• HOA & community: Has association; Association fee $10,100 annually; Land lease required

Exterior

• Parking: On-site gravel parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile Home; Built in 2012
• Construction: Vinyl siding; Shingle roof
• Exterior features: Located in a mobile home park; Wooded setting

Interior

• Bedrooms: Bedroom 1 (first level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Furnished; 5 total rooms; Loft (second level); Sunroom (first level); Dining room (first level); Living room (first level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (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 $311 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $44,325 (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: 4.23% ✓
• Cap rate: 15.73%
• Cash-on-cash: 33.72%
• DSCR: 2.50
• GRM: 2.0

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: 29.7%
• Equity multiple: 2.25×
• Total profit: $15,801
• Equity at exit: $6,710

10-year hold

• IRR: 37.4%
• Equity multiple: 4.57×
• Total profit: $45,005
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$53 /mo · $641/yr
• Insurance: −$19
• HOA: −$842
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $354

Break-even live

Break-even rent $1,456

Max offer price $45,000

Occupancy floor 76%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr

Listing history 16 events

1. 2026-06-18
   price $45,000 Active 18 DOM
2. 2026-06-18
   days on market $55,000 Active 18 DOM
3. 2026-06-17
   days on market $55,000 Active 17 DOM
4. 2026-06-16
   days on market $55,000 Active 16 DOM
5. 2026-06-15
   days on market $55,000 Active 15 DOM
6. 2026-06-14
   days on market $55,000 Active 13 DOM
7. 2026-06-13
   days on market $55,000 Active 12 DOM
8. 2026-06-10
   days on market $55,000 Active 10 DOM
9. 2026-06-09
   days on market $55,000 Active 9 DOM
10. 2026-06-08
    days on market $55,000 Active 8 DOM
11. 2026-06-07
    days on market $55,000 Active 7 DOM
12. 2026-06-05
    days on market $55,000 Active 4 DOM
13. 2026-06-03
    days on market $55,000 Active 3 DOM
14. 2026-06-02
    days on market $55,000 Active 2 DOM
15. 2026-06-01
    remarks 699-char remark
16. 2026-06-01
    listed $55,000 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: $641 · $53/mo
• Projected year-2 tax: $641 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,848
• − Mortgage interest: −$2,521
• − Property taxes: −$641
• − Insurance: −$225
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$10,104
• − Depreciation: −$1,309
• Taxable income: $4,393
• Est. tax owed @ 24.0%: −$1,054
• After-tax cash flow: $3,194/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

• 2026-05-31 Listed $55,000 MREIS

Property tax history

+3.2%/yr

Latest (2025): $641 · +6.3% YoY. Source: county tax records.