430 Post Rd #296 · Wells, ME
Flood risk No data
- FEMA flood zone
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- Chance of flooding over 30 yrs
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- Est. flood insurance / yr
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Fire risk No data
- Est. fire insurance / yr
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Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +14.2/15.0
- 1% rule +10.0/10.0
- Schools +9.1/10.0
- Cash flow +8.3/30.0
- Appreciation +2.5/10.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- DSCR +2.2/10.0
- Condition / age +2.2/5.0
- Manufactured-home adj. -4.3
$40,000
430 Post Rd #296 · Wells, ME 04090
1 bd · 1.0 ba · 408 sqft · Manufactured
public records
· 48 Days on market
Manufactured home
Built 2012
$98/sqft
· 44% above area
Est $47k · 15% under
$842/mo HOA · 61% of rent
↓ 18% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
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.
Key facts
- Resort amenities
- Fantastic location
- Parking
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath manufactured listed at $40k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $-37 ($-443/yr) — negative.
- To cash-flow at today's rent, offer at most $33k (16.3% below list).
- Meets the 1% rule at list price ($1k rent vs $40k).
- Recommended offer: $33k (16.3% below list) — sets the bar for cash-flow.
- Cap rate 5.2% vs local median 3.3% in Wells — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.
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.
- Zoned schools: Wells Elementary School (math 87% / reading 91%, grade A+, #73 of 294 statewide, top 25%, 551 students, 15% FRL); Wells Junior High School (math 86% / reading 90%, grade A+, #27 of 85 statewide, top 31%, 441 students, 19% FRL); Wells High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 415 students, 10% FRL) — zoned schools at 15% FRL track the district average.
- Market conditions: 446 active listings in the ZIP; solid renter incomes; 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 48 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 61% of rent.
Recommended offer
$33,478
(16.3% below list)
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 48 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 3.43% ✓
- Cap rate
- 5.19%
- Cash-on-cash
- -3.96%
- DSCR
- 0.82
- GRM
- 2.4
CMA / ARV
- ARV (median comp)
- $47,000
- List price
- $40,000
- Delta
- -14.89%
- Verdict
- UNDERPRICED
- Comps
- 11 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 76 Post Rd Unit 7M | 1.10mi | 1/1.0 | 420 (+3%) | 4mo | $245,000 | $583 | 57 |
| 9 Bourne Ave Unit D14 | 1.08mi | 2/1.5 (+1) | 400 (-2%) | 3mo | $100,000 | $250 | 52 |
| 620 Post Rd #64 | 0.84mi | 1/1.0 | 408 (0%) | 17mo | $64,000 | $157 | 51 |
| 620 Post Rd #57 | 0.84mi | 1/1.0 | 405 (-1%) | 24mo | $50,000 | $123 | 44 |
| 76 Post Rd Unit C9 | 1.11mi | 1/1.0 | 380 (-7%) | 12mo | $175,000 | $461 | 43 |
| 620 Post Rd #13 | 0.84mi | 1/1.0 | 396 (-3%) | 27mo | $45,000 | $114 | 40 |
| 9 Bourne Ave Unit A2 | 1.08mi | 1/1.0 | 368 (-10%) | 16mo | $85,000 | $231 | 36 |
| 9 Bourne Ave Unit D14 | 1.08mi | 2/1.5 (+1) | 400 (-2%) | 26mo | $107,500 | $269 | 35 |
| 76 Post Rd #9 | 1.10mi | 1/1.0 | 380 (-7%) | 29mo | $174,000 | $458 | 34 |
| 924 Post Rd #29 | 1.40mi | 1/1.0 | 441 (+8%) | 23mo | $36,000 | $82 | 32 |
| 9 Bourne Ave Unit R2 | 1.08mi | 2/1.0 (+1) | 457 (+12%) | 16mo | $75,000 | $164 | 27 |
| 9 Bourne Ave Unit C14 | 1.08mi | 1/1.0 | 358 (-12%) | 24mo | $75,000 | $209 | 25 |
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
- -21.0%
- Equity multiple
- 0.26×
- Total profit
- $-8,293
- Equity at exit
- $5,964
10-year hold
- IRR
- -11.2%
- Equity multiple
- 0.28×
- Total profit
- $-8,054
- Equity at exit
- $3,458
Cash invested: $11,200 (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.
Active competition Active MLS
- For sale now
- 16 active
- Median asking
- $74,900 ($181/sqft)
- Median days on market
- 129 d
- This list price
- 12% of active listings are priced below it
- ARV vs active asking
- -36.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 04090
- Home prices YoY
- -20.0%
- Active inventory
- 446
- Price-to-rent
- 2.4×
Monthly cashflow live
↻
- Estimated rent
- $1,373 medium interval (Pro) →
- Mortgage (P&I)
- −$210
- Tax from tax record
- −$53 /mo · $641/yr
- Insurance
- −$17
- HOA
- −$842
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$288
- Net cashflow
- $-37
Break-even live
Break-even rent
$1,420
Max offer price
$33,478
Occupancy floor
98%
Sensitivity live
| Price | -10% $-14 | -5% $-26 | +0% $-37 | +5% $-48 | +10% $-60 |
|---|---|---|---|---|---|
| Rent | -10% $-145 | -5% $-91 | +0% $-37 | +5% $17 | +10% $72 |
| Rate | -1.0pp $-17 | -0.5pp $-27 | base $-37 | +0.5pp $-47 | +1.0pp $-58 |
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
- $10,000
- Closing costs
- $1,200
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- HOA & community
- Has associationAssociation fee $10,100 annuallyLand lease required
Exterior
- Parking
- On-site gravel parking with 1–4 spaces
- Utilities
- Public waterPublic sewerElectric service with circuit breakersElectric water heater
- Home design
- Mobile HomeBuilt in 2012
- Construction
- Vinyl sidingShingle roof
- Exterior features
- Located in a mobile home parkWooded setting
Interior
- Bedrooms
- Bedroom 1 (first level)
- Flooring
- CarpetVinyl
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Forced air heatingWindow unit cooling
- Interior features
- Furnished5 total roomsLoft (second level)Sunroom (first level)Dining room (first level)Living room (first level)
Listing history 41 events
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2026-07-18days on market $40,000 Active 48 DOM
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2026-07-16days on market $40,000 Active 46 DOM
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2026-07-16days on market $40,000 Active 45 DOM
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2026-07-14days on market $40,000 Active 44 DOM
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2026-07-14days on market $40,000 Active 43 DOM
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2026-07-12days on market $40,000 Active 42 DOM
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2026-07-11pricedays on market $40,000 Active 41 DOM
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2026-07-10days on market $45,000 Active 40 DOM
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2026-07-09days on market $45,000 Active 39 DOM
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2026-07-08days on market $45,000 Active 38 DOM
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2026-07-07days on market $45,000 Active 37 DOM
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2026-07-06days on market $45,000 Active 36 DOM
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2026-07-05days on market $45,000 Active 35 DOM
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2026-07-04days on market $45,000 Active 34 DOM
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2026-07-03days on market $45,000 Active 33 DOM
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2026-07-02days on market $45,000 Active 32 DOM
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2026-07-01days on market $45,000 Active 31 DOM
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2026-06-30days on market $45,000 Active 30 DOM
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2026-06-29days on market $45,000 Active 29 DOM
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2026-06-28days on market $45,000 Active 28 DOM
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2026-06-28days on market $45,000 Active 27 DOM
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2026-06-27days on market $45,000 Active 26 DOM
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2026-06-25days on market $45,000 Active 24 DOM
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2026-06-23days on market $45,000 Active 22 DOM
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2026-06-22days on market $45,000 Active 21 DOM
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2026-06-18price $45,000 Active 18 DOM
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2026-06-18days on market $55,000 Active 18 DOM
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2026-06-17days on market $55,000 Active 17 DOM
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2026-06-16days on market $55,000 Active 16 DOM
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2026-06-15days on market $55,000 Active 15 DOM
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2026-06-14days on market $55,000 Active 13 DOM
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2026-06-13days on market $55,000 Active 12 DOM
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2026-06-10days on market $55,000 Active 10 DOM
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2026-06-09days on market $55,000 Active 9 DOM
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2026-06-08days on market $55,000 Active 8 DOM
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2026-06-07days on market $55,000 Active 7 DOM
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2026-06-05days on market $55,000 Active 4 DOM
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2026-06-03days on market $55,000 Active 3 DOM
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2026-06-02days on market $55,000 Active 2 DOM
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2026-06-01remarks 699-char remark
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2026-06-01$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.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,480
- − Mortgage interest
- −$2,241
- − Property taxes
- −$641
- − Insurance
- −$200
- − Repairs & maintenance
- −$1,318
- − Management
- −$1,318
- − HOA
- −$10,104
- − Depreciation
- −$1,164
- Taxable loss
- −$506
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$121
- After-tax cash flow
- $-322/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.
Condition & rehab AI · 9 photos
45/100
Cosmetic rehab
Est. rehab $2,040–$6,120 screening
This mobile home requires some cosmetic updates to its exterior and interior to enhance its curb appeal and value. Simple repairs and maintenance can significantly improve its condition and attract potential buyers or renters.
Repairs flagged
- Minor Kitchen cabinets — Worn appearance
- Minor Bathroom fixtures — Dated appearance
- Minor Exterior siding — Wear visible
- Minor Interior walls — Discoloration present
Value-add opportunities
- Both Paint exterior siding — Fresh paint enhances curb appeal and value ↑
- Both Replace worn kitchen cabinets — New cabinets improve functionality and aesthetics ↑
- Both Replace worn bathroom fixtures — Modern fixtures enhance functionality and aesthetics ↑
- Both Clean and freshen interior walls — Fresh walls improve the home's overall appearance ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
A
Composite school gradezoned avg 91/100
Zoned Schools
Elementary
Wells Elementary School
A+
ME #73/294
Nat'l #277/41,679
Middle
Wells Junior High School
A+
ME #27/85
Nat'l #71/14,009
High
Wells High School
A+
ME #18/108
Nat'l #152/17,239
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
- County
- York · 209,961 people
- Metro
- Portland-South Portland, ME
- Population (ZIP)
- 11,544
- Household income
- $83,900
- Rent vs Own
- Severe rent burden
- 1% of renters
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
-18.2% since first listed2 events — show timeline
- 2026-06-18 Price Changed $45,000 MREIS
- 2026-05-31 Listed $55,000 MREIS
Property tax history
+3.2%/yrLatest (2025): $641 · +6.3% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…