430 Post Rd #243 · Wells, ME 04090

$69,900

1 bd · 1.0 ba · 647 sqft · Manufactured public records · 28 Days on market

Built 2010 Est $60k · 17% over $654/mo HOA · 8% of rent ↓ 43% since listing

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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
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Dream Vacation Home Awaits! Completely renovated home in highly sought after Seasonal Community! Meadowlege Park Model Resort is a Gated Community with 3 Heated Pools, Clubhouses and Tennis located in the heart of one of New England's most popular Resort areas Close to 10 Miles of Sandy Beaches - Perkins Cove, Ogunquit, Quaint Shops, Fine Dining, Cafes and Eateries, the Marginal Way, Ogunquit Theater, Trolley, Golf and so much more! Extra Large Corner Lot! Across from the Newest Pool! NEW Washer & Dryer! Custom Ship Lap Accent Walls!, Brand New Custom Lofted Shed! Permit in Place for 10 X 24 rear Addition! Turn Key - Fully Furnished! Move-in Ready! In House Financing Available!

Key facts

• Open concept kitchen
• Cathedral ceilings
• Across from the pool

Tags

• CORNER LOT
• ACROSS FROM THE POOL
• OPEN CONCEPT KITCHEN
• CATHEDRAL CEILINGS
• FLORIDA ROOM
• STACKABLE WASHER DRYER

Property features AI

Finance

• Financial info: Land lease: yes
• HOA & community: Community clubhouse; Association with an annual fee of $7,850

Exterior

• Parking: Gravel onsite parking with 1–4 spaces
• Utilities: Public sewer; Public (and seasonal) water
• Home design: Mobile home; Built in 2010; Entry level: first floor; Shingle roof; Vinyl siding
• Construction: Mobile construction with vinyl siding; Shingle roof; Built in 2010
• Exterior features: Glassed-in porch; Located in a mobile home park; Near golf course and near town; Neighborhood setting; Level and wooded lot; Paved road

Interior

• Bedrooms: Bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Space heater; Central air conditioning; Circuit breaker electrical panel; Electric and gas water heaters; Has fireplace (1)
• Interior features: One-floor living with first-floor bedroom; Shower; Storage; Furnished
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $5k ($63k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $70k).
• Recommended offer: $69k (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 comparable units currently listed for rent nearby; 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 $483 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 $20k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $68,851 (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: 11.43% ✓
• Cap rate: 95.80%
• Cash-on-cash: 319.67%
• DSCR: 15.22
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $59,524
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Post Rd #55	0.00mi	1/1.0	636 (-2%)	1mo	$7,500	$12	96
430 Post Rd #40	0.00mi	1/1.0	680 (+5%)	0mo	$25,000	$37	91
430 Post Rd #47	0.00mi	1/1.0	680 (+5%)	1mo	$47,000	$69	90
430 Post Rd #68	0.00mi	1/1.0	644 (-0%)	11mo	$40,000	$62	90
430 Post Rd #233	0.00mi	1/1.0	637 (-2%)	13mo	$56,000	$88	87
430 Post Rd #212	0.00mi	2/1.0 (+1)	646 (-0%)	11mo	$63,000	$98	85
430 Post Rd #139	0.00mi	2/1.0 (+1)	638 (-1%)	10mo	$59,000	$92	84
430 Post Rd #208	0.00mi	2/1.0 (+1)	626 (-3%)	8mo	$72,500	$116	83
430 Post Rd #60	0.00mi	1/1.0	680 (+5%)	12mo	$37,000	$54	82
430 Post Rd #133	0.00mi	2/1.0 (+1)	616 (-5%)	10mo	$69,690	$113	79
430 Post Rd #141	0.00mi	2/1.0 (+1)	680 (+5%)	12mo	$63,000	$93	77
430 Post Rd #190	0.00mi	1/1.0	680 (+5%)	23mo	$125,000	$184	73

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: —
• Equity multiple: 17.41×
• Total profit: $321,239
• Equity at exit: $10,422

10-year hold

• IRR: —
• Equity multiple: 37.24×
• Total profit: $709,347
• Equity at exit: $6,044

Cash invested: $19,572 (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: 0.7×

Monthly cashflow live

• Estimated rent: $7,992 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$50 /mo · $603/yr
• Insurance: −$29
• HOA: −$654
• Vacancy / Maint / Mgmt: −$1,678
• Net cashflow: $5,214

Break-even live

Break-even rent $1,392

Max offer price $69,900

Occupancy floor 30%

Sensitivity live

Price	-10% $5,253	-5% $5,234	+0% $5,214	+5% $5,194	+10% $5,174
Rent	-10% $4,582	-5% $4,898	+0% $5,214	+5% $5,529	+10% $5,845
Rate	-1.0pp $5,249	-0.5pp $5,232	base $5,214	+0.5pp $5,196	+1.0pp $5,177

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
392 Post Rd Unit 1532216P Wells, ME	2.0	1.0	710	$7,992	$11.26	21d	1	0.56mi

HOA detail

• Monthly dues: $654 · $7,848/yr
• Likely covers: poolsecurity

Listing history 24 events

1. 2026-06-18
   days on market $69,900 Active 28 DOM
2. 2026-06-18
   price $69,900 Active 27 DOM
3. 2026-06-17
   days on market $74,900 Active 27 DOM
4. 2026-06-16
   days on market $74,900 Active 26 DOM
5. 2026-06-15
   days on market $74,900 Active 25 DOM
6. 2026-06-14
   days on market $74,900 Active 23 DOM
7. 2026-06-13
   days on market $74,900 Active 22 DOM
8. 2026-06-10
   days on market $74,900 Active 20 DOM
9. 2026-06-09
   pricedays on market $74,900 Active 19 DOM
10. 2026-06-08
    days on market $79,900 Active 18 DOM
11. 2026-06-07
    days on market $79,900 Active 17 DOM
12. 2026-06-05
    days on market $79,900 Active 14 DOM
13. 2026-06-03
    days on market $79,900 Active 13 DOM
14. 2026-06-02
    days on market $79,900 Active 12 DOM
15. 2026-06-01
    days on market $79,900 Active 11 DOM
16. 2026-05-31
    days on market $79,900 Active 10 DOM
17. 2026-05-30
    days on market $79,900 Active 9 DOM
18. 2026-05-21
    listed $79,900 Active
19. 2025-07-31
    price $80,000
20. 2025-06-27
    price $90,000
21. 2025-06-21
    price $100,000
22. 2024-07-30
    soldstatus $135,000 Closed 701-char remark

    Show marketing remark (701 chars)

    Your Dream Vacation Home Awaits! Completely renovated home in highly sought after Seasonal Community! Meadowlege Park Model Resort is a Gated Community with 3 Heated Pools, Clubhouses and Tennis located in the heart of one of New England's most popular Resort areas Close to 10 Miles of Sandy Beaches - Perkins Cove, Ogunquit, Quaint Shops, Fine Dining, Cafes and Eateries, the Marginal Way, Ogunquit Theater, Trolley, Golf and so much more! Extra Large Corner Lot! Across from the Newest Pool! NEW Washer & Dryer! Custom Ship Lap Accent Walls!, Brand New Custom Lofted Shed! Permit in Place for 10 X 24 rear Addition! Turn Key - Fully Furnished! Move-in Ready! In House Financing Available!

23. 2024-07-18
    status Pending 701-char remark

    Show marketing remark (701 chars)

    Your Dream Vacation Home Awaits! Completely renovated home in highly sought after Seasonal Community! Meadowlege Park Model Resort is a Gated Community with 3 Heated Pools, Clubhouses and Tennis located in the heart of one of New England's most popular Resort areas Close to 10 Miles of Sandy Beaches - Perkins Cove, Ogunquit, Quaint Shops, Fine Dining, Cafes and Eateries, the Marginal Way, Ogunquit Theater, Trolley, Golf and so much more! Extra Large Corner Lot! Across from the Newest Pool! NEW Washer & Dryer! Custom Ship Lap Accent Walls!, Brand New Custom Lofted Shed! Permit in Place for 10 X 24 rear Addition! Turn Key - Fully Furnished! Move-in Ready! In House Financing Available!

24. 2024-02-14
    listed $139,900 Active 701-char remark

    Show marketing remark (701 chars)

    Your Dream Vacation Home Awaits! Completely renovated home in highly sought after Seasonal Community! Meadowlege Park Model Resort is a Gated Community with 3 Heated Pools, Clubhouses and Tennis located in the heart of one of New England's most popular Resort areas Close to 10 Miles of Sandy Beaches - Perkins Cove, Ogunquit, Quaint Shops, Fine Dining, Cafes and Eateries, the Marginal Way, Ogunquit Theater, Trolley, Golf and so much more! Extra Large Corner Lot! Across from the Newest Pool! NEW Washer & Dryer! Custom Ship Lap Accent Walls!, Brand New Custom Lofted Shed! Permit in Place for 10 X 24 rear Addition! Turn Key - Fully Furnished! Move-in Ready! In House Financing Available!

ⓘ 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: $603 · $50/mo
• Projected year-2 tax: $777 · $65/mo
• Expected delta: +$174/yr (+$14/mo · 28.8%)

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

Taxation est. · year 1

• Rental income: $95,904
• − Mortgage interest: −$3,915
• − Property taxes: −$603
• − Insurance: −$350
• − Repairs & maintenance: −$7,672
• − Management: −$7,672
• − HOA: −$7,848
• − Depreciation: −$2,033
• Taxable income: $65,810
• Est. tax owed @ 24.0%: −$15,794
• After-tax cash flow: $46,771/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

-42.9% since first listed

7 events — show timeline

• 2026-05-21 Listed $79,900 MREIS
• 2025-07-31 Price Changed $80,000 MREIS
• 2025-06-27 Price Changed $90,000 MREIS
• 2025-06-21 Price Changed $100,000 MREIS
• 2024-07-30 Sold (MLS) $135,000 MREIS
• 2024-07-18 Pending — MREIS
• 2024-02-14 Listed $139,900 MREIS

Property tax history

+8.4%/yr

Latest (2025): $603 · +6.2% YoY. Source: county tax records.