430 Post Rd #83 · Wells, ME 04090

$34,900

2 bd · 1.0 ba · 360 sqft · Manufactured public records · 139 Days on market

Manufactured home Built 2000 Fair condition $97/sqft · 41% below area $833/mo HOA · 59% 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 +21.5/30.0
• 1% rule +10.0/10.0
• Schools +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -5.2

Listing remarks

Charming Seasonal Retreat in Meadowledge Resort - Wells, Maine Enjoy easy coastal living in this manufactured home nestled within the desirable Meadowledge Resort community in Wells, Maine. This cozy one-bedroom retreat offers the perfect blend of comfort and convenience, ideal for seasonal getaways or relaxing weekends near the shore. Step inside to find a bright eat-in kitchen, perfect for casual dining, and a welcoming living area designed for comfort and relaxation. The home also features a spacious three-season porch--an ideal spot to enjoy your morning coffee or unwind after a day at the beach.

Key facts

• Minutes from beaches
• Swimming pools
• Vibrant clubhouse

Tags

• THREE-SEASON PORCH
• SWIMMING POOLS
• TENNIS COURTS
• VIBRANT CLUBHOUSE
• MINUTES FROM BEACHES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $53 ($630/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 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.
• 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 $241 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.

Recommended offer $30,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 4.05% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 2.1

CMA / ARV

• ARV (median comp): $74,950
• List price: $34,900
• Delta: -53.44%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Bourne Ave Unit A2	1.08mi	1/1.0 (-1)	368 (+2%)	16mo	$85,000	$231	43
9 Bourne Ave Unit D14	1.08mi	2/1.5	400 (+11%)	3mo	$100,000	$250	42
76 Post Rd Unit C9	1.11mi	1/1.0 (-1)	380 (+6%)	12mo	$175,000	$461	40
9 Bourne Ave Unit C14	1.08mi	1/1.0 (-1)	358 (-1%)	24mo	$75,000	$209	39
76 Post Rd Unit 20M	1.10mi	1/1.0 (-1)	288 (-20%)	2mo	$158,000	$549	33
76 Post Rd Unit 7M	1.10mi	1/1.0 (-1)	420 (+17%)	4mo	$245,000	$583	32
76 Post Rd Unit 18M	1.10mi	1/1.0 (-1)	288 (-20%)	5mo	$109,900	$382	31
76 Post Rd Unit 17M	1.10mi	1/1.0 (-1)	288 (-20%)	5mo	$129,000	$448	31
76 Post Rd Unit 8M	1.10mi	1/1.0 (-1)	288 (-20%)	6mo	$150,000	$521	30
76 Post Unit 21M	1.10mi	1/1.0 (-1)	288 (-20%)	6mo	$152,000	$528	30
620 Post Rd #64	0.84mi	1/1.0 (-1)	408 (+13%)	17mo	$64,000	$157	24
924 Post Rd #29	1.40mi	1/1.0 (-1)	441 (+22%)	23mo	$36,000	$82	16

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-1,783
• Equity at exit: $5,204

10-year hold

• IRR: 6.3%
• Equity multiple: 1.50×
• Total profit: $4,897
• Equity at exit: $3,018

Cash invested: $9,772 (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 →

Active competition Active MLS

• For sale now: 15 active
• Median asking: $74,900 ($184/sqft)
• Median days on market: 119 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +13.4% above 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: 2.1×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$15
• HOA: −$833
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $53

Break-even live

Break-even rent $1,348

Max offer price $34,900

Occupancy floor 91%

Sensitivity live

Price	-10% $72	-5% $62	+0% $53	+5% $43	+10% $33
Rent	-10% $-59	-5% $-3	+0% $53	+5% $108	+10% $164
Rate	-1.0pp $70	-0.5pp $61	base $53	+0.5pp $43	+1.0pp $34

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: $8,725
• Closing costs: $1,047
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Located in Meadowledge RV ResortZoning: RA
• Financial info: Land lease tenant (land lease in place)
• HOA & community: Has associationAssociation fee $10,000 annuallyPets allowed with breed restrictionsClubhouse

Exterior

• Parking: Gravel parking1–4 spaces
• Utilities: Public sewerPublic and seasonal water serviceGas water heaterElectric with circuit breakers and underground service
• Home design: Mobile Home (single wide, Brekenridge model)Built in 2000Single-story
• Construction: Vinyl siding constructionShingle roofMobile home foundation
• Exterior features: Glassed-in porchTennis court(s)Located in a mobile home parkNear golf courseNear public beachNear turnpike/interstateNear townNeighborhood settingLevel lotGravel and paved road accessIn-ground pool

Interior

• Kitchen: MicrowaveRefrigerator
• Bedrooms: Bedroom on the first level
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: FurnishedCable2 total rooms
• Laundry & utility: Coin laundry

Listing history 50 events

1. 2026-09-24
   days on market $34,900 Active 139 DOM
2. 2026-09-22
   days on market $34,900 Active 138 DOM
3. 2026-09-21
   days on market $34,900 Active 137 DOM
4. 2026-09-20
   days on market $34,900 Active 136 DOM
5. 2026-09-19
   days on market $34,900 Active 135 DOM
6. 2026-09-18
   days on market $34,900 Active 134 DOM
7. 2026-09-17
   days on market $34,900 Active 133 DOM
8. 2026-09-16
   days on market $34,900 Active 132 DOM
9. 2026-09-15
   days on market $34,900 Active 131 DOM
10. 2026-09-14
    days on market $34,900 Active 130 DOM
11. 2026-09-13
    days on market $34,900 Active 129 DOM
12. 2026-09-12
    days on market $34,900 Active 128 DOM
13. 2026-09-11
    days on market $34,900 Active 127 DOM
14. 2026-09-05
    days on market $34,900 Active 121 DOM
15. 2026-09-04
    days on market $34,900 Active 120 DOM
16. 2026-09-03
    days on market $34,900 Active 119 DOM
17. 2026-08-31
    days on market $34,900 Active 116 DOM
18. 2026-08-30
    days on market $34,900 Active 115 DOM
19. 2026-08-29
    days on market $34,900 Active 114 DOM
20. 2026-08-28
    price $34,900 Active 113 DOM
21. 2026-08-28
    days on market $45,000 Active 113 DOM
22. 2026-08-27
    days on market $45,000 Active 112 DOM
23. 2026-08-26
    days on market $45,000 Active 111 DOM
24. 2026-08-25
    days on market $45,000 Active 110 DOM
25. 2026-08-24
    days on market $45,000 Active 109 DOM
26. 2026-08-23
    days on market $45,000 Active 108 DOM
27. 2026-08-22
    days on market $45,000 Active 107 DOM
28. 2026-08-21
    days on market $45,000 Active 106 DOM
29. 2026-08-20
    days on market $45,000 Active 105 DOM
30. 2026-08-19
    days on market $45,000 Active 104 DOM
31. 2026-08-18
    days on market $45,000 Active 103 DOM
32. 2026-08-17
    days on market $45,000 Active 102 DOM
33. 2026-08-16
    days on market $45,000 Active 101 DOM
34. 2026-08-15
    days on market $45,000 Active 100 DOM
35. 2026-08-15
    days on market $45,000 Active 99 DOM
36. 2026-08-13
    days on market $45,000 Active 98 DOM
37. 2026-08-12
    days on market $45,000 Active 97 DOM
38. 2026-08-11
    days on market $45,000 Active 96 DOM
39. 2026-08-10
    days on market $45,000 Active 95 DOM
40. 2026-08-09
    days on market $45,000 Active 94 DOM
41. 2026-08-08
    days on market $45,000 Active 93 DOM
42. 2026-08-07
    days on market $45,000 Active 92 DOM
43. 2026-08-06
    days on market $45,000 Active 91 DOM
44. 2026-08-05
    days on market $45,000 Active 90 DOM
45. 2026-08-04
    days on market $45,000 Active 89 DOM
46. 2026-08-03
    days on market $45,000 Active 88 DOM
47. 2026-07-31
    days on market $45,000 Active 85 DOM
48. 2026-07-29
    days on market $45,000 Active 83 DOM
49. 2026-07-27
    days on market $45,000 Active 81 DOM
50. 2026-07-25
    days on market $45,000 Active 79 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: $412 · $34/mo
• Projected year-2 tax: $443 · $37/mo
• Expected delta: +$31/yr (+$3/mo · 7.6%)

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

Taxation est. · year 1

• Rental income: $16,973
• − Mortgage interest: −$1,955
• − Property taxes: −$412
• − Insurance: −$174
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − HOA: −$9,996
• − Depreciation: −$1,015
• Taxable income: $705
• Est. tax owed @ 24.0%: −$169
• After-tax cash flow: $461/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $9,000–$16,200 screening

This manufactured home requires moderate repairs and maintenance, particularly in landscaping and exterior painting, to improve its condition and value.

Repairs flagged

• Minor Landscaping — Overgrown vegetation and debris need trimming and cleaning.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping — A well-maintained yard can improve the home's appearance and attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Moderate 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: 11.4% rent · 88.6% own
• Severe rent burden: 1% of renters

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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%

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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%

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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

Property features AI

Finance

• Other: Located in Meadowledge RV ResortZoning: RA
• Financial info: Land lease tenant (land lease in place)
• HOA & community: Has associationAssociation fee $10,000 annuallyPets allowed with breed restrictionsClubhouse

Exterior

• Parking: Gravel parking1–4 spaces
• Utilities: Public sewerPublic and seasonal water serviceGas water heaterElectric with circuit breakers and underground service
• Home design: Mobile Home (single wide, Brekenridge model)Built in 2000Single-story
• Construction: Vinyl siding constructionShingle roofMobile home foundation
• Exterior features: Glassed-in porchTennis court(s)Located in a mobile home parkNear golf courseNear public beachNear turnpike/interstateNear townNeighborhood settingLevel lotGravel and paved road accessIn-ground pool

Interior

• Kitchen: MicrowaveRefrigerator
• Bedrooms: Bedroom on the first level
• Flooring: CarpetVinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingCentral air conditioning
• Interior features: FurnishedCable2 total rooms
• Laundry & utility: Coin laundry

Price history

1 event — show timeline

• 2026-05-07 Listed $45,000 MREIS

Property tax history

+7.6%/yr

Latest (2025): $412 · +11.4% YoY. Source: county tax records.