150 Chapel Rd #5 · Wells, ME 04090

$89,900

1 bd · 1.0 ba · 433 sqft · Manufactured public records · 13 Days on market

Built 2017 $781/mo HOA · 41% of rent

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Why this score? — see what drove the C+ 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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• 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

Sunshine & warmth is right around the corner at Sea Vu South!Have you dreamed of having a seasonal get away minutes from the beaches of Wells & thought it couldn't happen?Come check out the home at Site 5-located in a quiet part of the park that is only a stones throw from the ''quiet'' pool & clubhouse. This 2017 top of the line Kropf Park Model Home offers an open concept eat in kitchen & living room area that is fabulous for entertaining all in one space. The home is very clean & offers blinds throughout the home, central air conditioning & cathedral ceilings with transom windows allowing for tons of natural light!The kitchen has functional cabinet spa

Key facts

• Fabulous fire pit
• Large pool
• Jacuzzi

Tags

• OPEN CONCEPT EAT IN KITCHEN
• WASHER AND DRYER IN THE UNIT
• FABULOUS FIRE PIT
• 2 LARGE SHEDS
• LARGE POOL
• JACUZZI

Property features AI

Finance

• HOA & community: Has association; Association fee $9,375 annually; Located on leased land (land lease exists)

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); Built in 2017; Residential zoning
• Construction: Vinyl siding; Shingle roof; Single wide mobile home
• Exterior features: Located in a mobile home park; Intown location; Near golf course; Near public beach; Near shopping and town; Neighborhood setting; Level lot; Private road frontage; Paved road

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Direct vent heater; Forced air heating; Central air conditioning
• Interior features: 5 total rooms; One fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).

Location & tenants

• Location reads: area grade C — 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 41% 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 $89,900

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: 2.14% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.37%
• DSCR: 1.37
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $42,434
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
924 Post Rd #29	0.64mi	1/1.0	441 (+2%)	20mo	$36,000	$82	50
23 College Dr #412	0.54mi	2/1.0 (+1)	407 (-6%)	17mo	$40,000	$98	46

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-2,914
• Equity at exit: $13,404

10-year hold

• IRR: 7.1%
• Equity multiple: 1.55×
• Total profit: $13,778
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$37
• HOA: −$781
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $176

Break-even live

Break-even rent $1,698

Max offer price $89,900

Occupancy floor 86%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 11 events

1. 2026-06-18
   days on market $89,900 Active 13 DOM
2. 2026-06-17
   days on market $89,900 Active 12 DOM
3. 2026-06-16
   days on market $89,900 Active 11 DOM
4. 2026-06-15
   days on market $89,900 Active 10 DOM
5. 2026-06-14
   days on market $89,900 Active 8 DOM
6. 2026-06-13
   days on market $89,900 Active 7 DOM
7. 2026-06-10
   days on market $89,900 Active 5 DOM
8. 2026-06-09
   days on market $89,900 Active 4 DOM
9. 2026-06-08
   days on market $89,900 Active 3 DOM
10. 2026-06-07
    remarks 675-char remark
11. 2026-06-07
    listed $89,900 Active 2 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: $616 · $51/mo
• Projected year-2 tax: $919 · $77/mo
• Expected delta: +$303/yr (+$25/mo · 49.2%)

ⓘ 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: $23,040
• − Mortgage interest: −$5,036
• − Property taxes: −$616
• − Insurance: −$450
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$9,372
• − Depreciation: −$2,615
• Taxable income: $1,265
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $1,803/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

• 2026-06-05 Listed $89,900 MREIS

Property tax history

+17.9%/yr

Latest (2025): $616 · +6.4% YoY. Source: county tax records.