1373 Post Rd Unit 10 A · Wells, ME 04090

$250,000

1 bd · 1.0 ba · 850 sqft · Condo public records · 99 Days on market

Built 1986 $294/sqft · 14% below area Est $289k · 14% under $510/mo HOA · 24% of rent

---

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 +13.6/15.0
• Schools +7.6/10.0
• Cash flow +6.7/30.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey Investment Opportunity - Furnished 1BR/2BA Condo with Premier Amenities Discover exceptional comfort and convenience in this beautifully furnished 1-bedroom, 2-bathroom condo, thoughtfully designed for both personal enjoyment and strong rental performance. The spacious layout includes a fully applianced kitchen, tasteful décor, and a pull-out sofa to accommodate additional guests--an ideal setup for vacationers or visiting family. Perfectly situated near the ocean, this property offers effortless access to renowned restaurants, upscale shopping, and charming antique destinations. Whether your guests seek relaxation, exploration, or indulgence, this location delivers a well-rounded coastal experience. Residents and guests enjoy full use of resort-style amenities, including indoor and outdoor pools, a well-equipped fitness center, a vibrant clubhouse, and an activity center that enhances the community's appeal. This low-maintenance condo is equally suited as a personal retreat or a high-performing investment property. Don't miss the chance to own a stylish, amenity-rich residence in one of the area's most desirable coastal communities. Showing Instructions: Notice Required;

Key facts

• Furnished condo
• $510 HOA
• Parking

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• FURNISHED CONDO
• FULLY APPLIANCED KITCHEN
• RESORT-STYLE AMENITIES
• INDOOR AND OUTDOOR POOLS
• WELL-EQUIPPED FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-402 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.6% below list).
• Recommended offer: $179k (28.4% below list) — sets the bar for cash-flow.

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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $179,017 (28.4% below list)

Questions for the listing agent

1. 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?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.89%
• DSCR: 0.69
• GRM: 9.9

CMA / ARV

• ARV (median comp): $289,464
• List price: $250,000
• Delta: -13.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-65,862
• Equity at exit: $37,276

10-year hold

• IRR: -26.5%
• Equity multiple: -0.28×
• Total profit: $-89,326
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,109 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$143 /mo · $1,715/yr
• Insurance: −$104
• HOA: −$510
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-402

Break-even live

Break-even rent $2,618

Max offer price $179,017

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-331	+0% $-402	+5% $-473	+10% $-543
Rent	-10% $-568	-5% $-485	+0% $-402	+5% $-319	+10% $-235
Rate	-1.0pp $-276	-0.5pp $-338	base $-402	+0.5pp $-467	+1.0pp $-533

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $510 · $6,120/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $250,000 Active 99 DOM
2. 2026-06-17
   days on market $250,000 Active 98 DOM
3. 2026-06-16
   days on market $250,000 Active 97 DOM
4. 2026-06-15
   days on market $250,000 Active 96 DOM
5. 2026-06-14
   days on market $250,000 Active 94 DOM
6. 2026-06-13
   days on market $250,000 Active 93 DOM
7. 2026-06-10
   days on market $250,000 Active 91 DOM
8. 2026-06-09
   days on market $250,000 Active 90 DOM
9. 2026-06-08
   days on market $250,000 Active 89 DOM
10. 2026-06-07
    days on market $250,000 Active 88 DOM
11. 2026-06-05
    days on market $250,000 Active 85 DOM
12. 2026-06-03
    days on market $250,000 Active 84 DOM
13. 2026-06-02
    days on market $250,000 Active 83 DOM
14. 2026-06-01
    days on market $250,000 Active 82 DOM
15. 2026-05-31
    days on market $250,000 Active 81 DOM
16. 2026-05-30
    days on market $250,000 Active 80 DOM
17. 2026-03-11
    listed $250,000 Active 1206-char remark

    Show marketing remark (1206 chars)

    Turnkey Investment Opportunity - Furnished 1BR/2BA Condo with Premier Amenities Discover exceptional comfort and convenience in this beautifully furnished 1-bedroom, 2-bathroom condo, thoughtfully designed for both personal enjoyment and strong rental performance. The spacious layout includes a fully applianced kitchen, tasteful décor, and a pull-out sofa to accommodate additional guests--an ideal setup for vacationers or visiting family. Perfectly situated near the ocean, this property offers effortless access to renowned restaurants, upscale shopping, and charming antique destinations. Whether your guests seek relaxation, exploration, or indulgence, this location delivers a well-rounded coastal experience. Residents and guests enjoy full use of resort-style amenities, including indoor and outdoor pools, a well-equipped fitness center, a vibrant clubhouse, and an activity center that enhances the community's appeal. This low-maintenance condo is equally suited as a personal retreat or a high-performing investment property. Don't miss the chance to own a stylish, amenity-rich residence in one of the area's most desirable coastal communities. Showing Instructions: Notice Required;

ⓘ 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: $1,715 · $143/mo
• Projected year-2 tax: $2,558 · $213/mo
• Expected delta: +$842/yr (+$70/mo · 49.1%)

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

Taxation est. · year 1

• Rental income: $25,311
• − Mortgage interest: −$14,004
• − Property taxes: −$1,715
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − HOA: −$6,120
• − Depreciation: −$7,273
• Taxable loss: −$9,101
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-2,638/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

• 2026-03-11 Listed $250,000 MREIS

Property tax history

+3.9%/yr

Latest (2025): $1,715 · +17.7% YoY. Source: county tax records.