430 Post Rd #83 · Wells, ME 04090

$45,000

2 bd · 1.0 ba · 360 sqft · Manufactured public records · 42 Days on market

Built 2000 $125/sqft · 28% above area Est $44k · at est. $833/mo HOA · 39% of rent

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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
• ARV discount +6.9/15.0
• 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
• Appreciation +0.0/10.0

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. Residents of Meadowledge Resort enjoy access to an array of amenities, including three sw

Key facts

• Minutes from beaches
• Swimming pools
• Vibrant clubhouse

Tags

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

Property features AI

Finance

• Other: Located in Meadowledge RV Resort; Zoning: RA
• Financial info: Land lease tenant (land lease in place)
• HOA & community: Has association; Association fee $10,000 annually; Pets allowed with breed restrictions; Clubhouse

Exterior

• Parking: Gravel parking; 1–4 spaces
• Utilities: Public sewer; Public and seasonal water service; Gas water heater; Electric with circuit breakers and underground service
• Home design: Mobile Home (single wide, Brekenridge model); Built in 2000; Single-story
• Construction: Vinyl siding construction; Shingle roof; Mobile home foundation
• Exterior features: Glassed-in porch; Tennis court(s); Located in a mobile home park; Near golf course; Near public beach; Near turnpike/interstate; Near town; Neighborhood setting; Level lot; Gravel and paved road access; In-ground pool

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: Bedroom on the first level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Furnished; Cable; 2 total rooms
• Laundry & utility: Coin laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% 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; 1,386 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 4.80% ✓
• Cap rate: 21.89%
• Cash-on-cash: 55.70%
• DSCR: 3.48
• GRM: 1.7

CMA / ARV

• ARV (median comp): $44,448
• List price: $45,000
• Delta: 1.24%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.5%
• Equity multiple: 3.42×
• Total profit: $30,490
• Equity at exit: $6,710

10-year hold

• IRR: 59.8%
• Equity multiple: 7.09×
• Total profit: $76,675
• Equity at exit: $3,891

Cash invested: $12,600 (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: 1.7×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$19
• HOA: −$833
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $585

Break-even live

Break-even rent $1,420

Max offer price $45,000

Occupancy floor 68%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $833 · $9,996/yr

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 42 DOM
2. 2026-06-17
   days on market $45,000 Active 41 DOM
3. 2026-06-16
   days on market $45,000 Active 40 DOM
4. 2026-06-15
   days on market $45,000 Active 39 DOM
5. 2026-06-14
   days on market $45,000 Active 37 DOM
6. 2026-06-13
   days on market $45,000 Active 36 DOM
7. 2026-06-10
   days on market $45,000 Active 34 DOM
8. 2026-06-09
   days on market $45,000 Active 33 DOM
9. 2026-06-08
   days on market $45,000 Active 32 DOM
10. 2026-06-07
    days on market $45,000 Active 31 DOM
11. 2026-06-05
    days on market $45,000 Active 28 DOM
12. 2026-06-03
    days on market $45,000 Active 27 DOM
13. 2026-06-02
    days on market $45,000 Active 26 DOM
14. 2026-06-01
    days on market $45,000 Active 25 DOM
15. 2026-05-31
    days on market $45,000 Active 24 DOM
16. 2026-05-30
    days on market $45,000 Active 23 DOM
17. 2026-05-07
    listed $45,000 Active 1294-char remark

ⓘ 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: $512 · $43/mo
• Expected delta: +$100/yr (+$8/mo · 24.3%)

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

Taxation est. · year 1

• Rental income: $25,928
• − Mortgage interest: −$2,521
• − Property taxes: −$412
• − Insurance: −$225
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$9,996
• − Depreciation: −$1,309
• Taxable income: $7,317
• Est. tax owed @ 24.0%: −$1,756
• After-tax cash flow: $5,262/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

• 2026-05-07 Listed $45,000 MREIS

Property tax history

+7.6%/yr

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