430 Post Rd #325 · Wells, ME 04090

$82,900

1 bd · 1.0 ba · 420 sqft · Manufactured · 196 Days on market

Built 2025 Excellent condition $197/sqft · 87% above area

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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
• Condition / age +4.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand-New 2026 Park Model Home - Fully Furnished This beautifully upgraded 2026 park model home offers modern comfort and effortless living. Featuring an open floor plan with vaulted ceilings, Low-E windows, and a custom 12' x 34' Florida Room, the space is bright, spacious, and perfect for relaxing or entertaining. The kitchen includes stainless steel appliances, LED cabinet lighting, and modern upgraded fixtures. Additional highlights include a sliding patio door with internal blinds, mini-split HVAC, ceiling fans, and low-maintenance landscaping. Move-in ready and fully furnished, this home also includes a 58" TV in the living room and a 42" TV in the bedroom-ideal for a seasonal retreat or second home.

Key facts

• Florida room
• Two pools
• Close to beaches

Tags

• TWO POOLS
• CLOSE TO BEACHES
• FLORIDA ROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $83k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $83k).
• Recommended offer: $73k (12.0% 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 $573 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.30% ✓
• Cap rate: 19.77%
• Cash-on-cash: 48.12%
• DSCR: 3.14
• GRM: 3.6

CMA / ARV

• ARV (median comp): $44,448
• List price: $82,900
• Delta: 86.51%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.6%
• Equity multiple: 2.98×
• Total profit: $45,876
• Equity at exit: $12,361

10-year hold

• IRR: 51.4%
• Equity multiple: 6.01×
• Total profit: $116,399
• Equity at exit: $7,168

Cash invested: $23,212 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$435
• Tax est. 1.5%: −$104 /mo · $1,244/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $931

Break-even live

Break-even rent $725

Max offer price $82,900

Occupancy floor 46%

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: $20,725
• Closing costs: $2,487
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $82,900 Active 196 DOM
2. 2026-06-17
   days on market $82,900 Active 195 DOM
3. 2026-06-16
   days on market $82,900 Active 194 DOM
4. 2026-06-15
   days on market $82,900 Active 193 DOM
5. 2026-06-14
   days on market $82,900 Active 191 DOM
6. 2026-06-13
   days on market $82,900 Active 190 DOM
7. 2026-06-10
   days on market $82,900 Active 188 DOM
8. 2026-06-09
   days on market $82,900 Active 187 DOM
9. 2026-06-08
   days on market $82,900 Active 186 DOM
10. 2026-06-07
    days on market $82,900 Active 185 DOM
11. 2026-06-05
    days on market $82,900 Active 182 DOM
12. 2026-06-03
    days on market $82,900 Active 181 DOM
13. 2026-06-02
    days on market $82,900 Active 180 DOM
14. 2026-06-01
    days on market $82,900 Active 179 DOM
15. 2026-05-31
    days on market $82,900 Active 178 DOM
16. 2026-05-30
    days on market $82,900 Active 177 DOM
17. 2025-12-04
    listed $82,900 Active 726-char remark

    Show marketing remark (726 chars)

    Brand-New 2026 Park Model Home - Fully Furnished This beautifully upgraded 2026 park model home offers modern comfort and effortless living. Featuring an open floor plan with vaulted ceilings, Low-E windows, and a custom 12' x 34' Florida Room, the space is bright, spacious, and perfect for relaxing or entertaining. The kitchen includes stainless steel appliances, LED cabinet lighting, and modern upgraded fixtures. Additional highlights include a sliding patio door with internal blinds, mini-split HVAC, ceiling fans, and low-maintenance landscaping. Move-in ready and fully furnished, this home also includes a 58" TV in the living room and a 42" TV in the bedroom-ideal for a seasonal retreat or second home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,841
• − Mortgage interest: −$4,644
• − Property taxes: −$1,244
• − Insurance: −$414
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$2,412
• Taxable income: $10,473
• Est. tax owed @ 24.0%: −$2,513
• After-tax cash flow: $8,656/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 · 1 photo

Excellent 95/100 None rehab

This move-in ready, fully furnished 2026 Park Model home offers modern comfort and is in excellent condition with no visible repairs needed.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Painting exterior and interior — Fresh paint improves appearance and value
• Both Upgrade to smart home features — Enhances comfort and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Painting exterior and interior — Fresh paint improves appearance and value ↑
• Both Upgrade to smart home features — Enhances comfort and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2025-12-04 Listed $82,900 Zillow