454 Post Rd #235 · Wells, ME
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $669 – $1,243
Heat risk 4/10 · Minor
- Hot days now (above 88°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 6/10 · Moderate
- Chance of severe wind over 30 yrs
- 56.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the B+ 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 +30.0/30.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Schools +9.1/10.0
- ARV discount +7.2/15.0
- Condition / age +4.0/5.0
- Rent growth +2.5/5.0
- Livability +2.5/5.0
- Appreciation +0.0/10.0
$349,000
454 Post Rd #235 · Wells, ME 04090
2 bd · 1.0 ba · 600 sqft · Condo
public records
· 125 Days on market
Built 2006
$582/sqft
· 28% above area
Est $346k · at est.
$507/mo HOA · 8% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Step into your perfect Maine getaway at this inviting 2-bedroom, 1-bath cottage condo nestled in the quiet, peaceful section of Summer Village. Tucked away from busier areas yet connected to all community amenities, this charming home offers the ideal mix of relaxation and resort-style living in one of Southern Maine's most desirable gated seasonal communities. The bright open-concept interior features a well-appointed kitchen flowing into a cozy living area, perfect for family meals and relaxing after beach days. Both bedrooms provide comfortable retreats with ample closet space, and the full bath includes modern fixtures.
Key facts
- Community amenities
- Ample closet space
- Cottage condo
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 2-bed/1.0-bath condo listed at $349k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $2k ($26k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($6k rent vs $349k).
- Recommended offer: $307k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.9% 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 B — 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
- At $6,153/mo this rent would consume 88% of the median local household income ($84k/yr) — very limited rent-growth headroom before tenants either downsize or default.
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
- At projected returns (-3.0% appreciation + 3.0% rent growth), your $98k cash investment doubles in ~5 years — after that, you're playing with house money.
Negotiation context
- It's been on market 125 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
- 5 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
Risks & watch-outs
- 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
$307,120
(12.0% below list)
Questions for the listing agent
- It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- 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?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.76% ✓
- Cap rate
- 13.88%
- Cash-on-cash
- 27.09%
- DSCR
- 2.21
- GRM
- 4.7
CMA / ARV
- ARV (median comp)
- $346,337
- List price
- $349,000
- Delta
- 0.77%
- Verdict
- FAIR
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 412 Post Rd #234 | 0.08mi | 2/1.0 | 600 (0%) | 1mo | $283,000 | $472 | 96 |
| 412 Post Rd Unit D3 | 0.08mi | 2/1.0 | 720 (+20%) | 0mo | $335,000 | $465 | 71 |
| 1 Old County Rd #409 | 0.50mi | 2/1.5 | 642 (+7%) | 0mo | $425,000 | $662 | 62 |
| 430 Post Rd #130 | 0.78mi | 1/1.0 (-1) | 622 (+4%) | 0mo | $42,500 | $68 | 54 |
| 9 Bourne Ave Unit A5 | 0.80mi | 2/1.0 | 672 (+12%) | 1mo | $165,000 | $246 | 44 |
| 430 Post Rd #289 | 0.78mi | 2/1.0 | 680 (+13%) | 0mo | $87,500 | $129 | 43 |
| 430 Post Rd #314 | 0.78mi | 2/1.0 | 680 (+13%) | 0mo | $99,900 | $147 | 42 |
| 1 Old County Rd #222 | 0.76mi | 2/1.0 | 721 (+20%) | 3mo | $420,000 | $583 | 38 |
| 341 Webhannet Dr | 1.30mi | 2/2.0 | 720 (+20%) | 1mo | $875,000 | $1,215 | 35 |
| 430 Post Rd #243 | 0.78mi | 1/1.0 (-1) | 717 (+20%) | 0mo | $58,000 | $81 | 35 |
| 430 Post Rd #66 | 0.78mi | 1/1.0 (-1) | 700 (+17%) | 1mo | $38,000 | $54 | 34 |
| 430 Post Rd #262 | 0.78mi | 1/1.0 (-1) | 688 (+15%) | 2mo | $35,000 | $51 | 34 |
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
- 21.1%
- Equity multiple
- 1.86×
- Total profit
- $84,214
- Equity at exit
- $52,037
10-year hold
- IRR
- 29.3%
- Equity multiple
- 3.61×
- Total profit
- $255,263
- Equity at exit
- $30,175
Cash invested: $97,720 (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.
ZIP-level market 04090
- Home prices YoY
- -20.0%
- Active inventory
- 446
- Price-to-rent
- 4.7×
Monthly cashflow live
↻
- Estimated rent
- $6,153 medium interval (Pro) →
- Mortgage (P&I)
- −$1,830
- Tax from tax record
- −$172 /mo · $2,058/yr
- Insurance
- −$145
- HOA
- −$507
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$1,292
- Net cashflow
- $2,206
Break-even live
Break-even rent
$3,360
Max offer price
$349,000
Occupancy floor
59%
Sensitivity live
| Price | -10% $2,404 | -5% $2,305 | +0% $2,206 | +5% $2,108 | +10% $2,009 |
|---|---|---|---|---|---|
| Rent | -10% $1,720 | -5% $1,963 | +0% $2,206 | +5% $2,449 | +10% $2,692 |
| Rate | -1.0pp $2,382 | -0.5pp $2,295 | base $2,206 | +0.5pp $2,116 | +1.0pp $2,024 |
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
- $87,250
- Closing costs
- $10,470
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 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 | 116d | 1 | 0.28mi |
| 85 Mile Rd #4 Wells, ME | 2.0 | 1.0 | 576 | $2,200 | $3.82 | 6d | 1 | 1.39mi |
| 10 Old Kings Hwy Ogunquit, ME | 1.0 | 1.0 | 636 | $1,800 | $2.83 | 6d | 1 | 1.45mi |
Property features AI
Finance
- Other
- Part of Summer Village subdivision
- HOA & community
- HOA with quarterly feeAssociation fee: $1,522 quarterlyPets allowed (1 pet with size limit)
Exterior
- Parking
- 1–4 parking spaces
- Utilities
- Public waterPublic sewerElectric circuit breakersElectric water heater
- Home design
- CondominiumPost & beam structureBuilt in 2006Facing information not provided
- Construction
- Wood frame and fiber cement exteriorShingle roofSlab foundation
- Exterior features
- Glassed-in porchTennis court(s)Near public beachNear turnpike/interstateNear townPrivate road
Interior
- Kitchen
- CooktopDishwasherDisposalMicrowaveElectric rangeRefrigerator
- Bedrooms
- Bedroom 1 — first floorBedroom 2 — first floor
- Flooring
- CarpetTile
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Baseboard heatingWall unit cooling
- Interior features
- First-floor bedroomFurnishedDouble-pane windows
- Laundry & utility
- WasherDryerLaundry on the main level
HOA detail $507/mo · $6,084/yr condo
- Likely covers
- security
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $349,000 Active 125 DOM
-
2026-09-22days on market $349,000 Active 124 DOM
-
2026-09-21days on market $349,000 Active 123 DOM
-
2026-09-20days on market $349,000 Active 122 DOM
-
2026-09-19days on market $349,000 Active 121 DOM
-
2026-09-18days on market $349,000 Active 120 DOM
-
2026-09-17days on market $349,000 Active 119 DOM
-
2026-09-16days on market $349,000 Active 118 DOM
-
2026-09-15days on market $349,000 Active 117 DOM
-
2026-09-14days on market $349,000 Active 116 DOM
-
2026-09-13days on market $349,000 Active 115 DOM
-
2026-09-12days on market $349,000 Active 114 DOM
-
2026-09-11days on market $349,000 Active 113 DOM
-
2026-09-05days on market $349,000 Active 107 DOM
-
2026-09-04days on market $349,000 Active 106 DOM
-
2026-09-03days on market $349,000 Active 105 DOM
-
2026-08-31days on market $349,000 Active 102 DOM
-
2026-08-30days on market $349,000 Active 101 DOM
-
2026-08-29days on market $349,000 Active 100 DOM
-
2026-08-28days on market $349,000 Active 99 DOM
-
2026-08-27days on market $349,000 Active 98 DOM
-
2026-08-26days on market $349,000 Active 97 DOM
-
2026-08-25days on market $349,000 Active 96 DOM
-
2026-08-24days on market $349,000 Active 95 DOM
-
2026-08-23days on market $349,000 Active 94 DOM
-
2026-08-22days on market $349,000 Active 93 DOM
-
2026-08-21days on market $349,000 Active 92 DOM
-
2026-08-20days on market $349,000 Active 91 DOM
-
2026-08-19days on market $349,000 Active 90 DOM
-
2026-08-18days on market $349,000 Active 89 DOM
-
2026-08-17days on market $349,000 Active 88 DOM
-
2026-08-16days on market $349,000 Active 87 DOM
-
2026-08-15days on market $349,000 Active 86 DOM
-
2026-08-15days on market $349,000 Active 85 DOM
-
2026-08-13days on market $349,000 Active 84 DOM
-
2026-08-12days on market $349,000 Active 83 DOM
-
2026-08-11days on market $349,000 Active 82 DOM
-
2026-08-10days on market $349,000 Active 81 DOM
-
2026-08-09days on market $349,000 Active 80 DOM
-
2026-08-08days on market $349,000 Active 79 DOM
-
2026-08-07days on market $349,000 Active 78 DOM
-
2026-08-06days on market $349,000 Active 77 DOM
-
2026-08-05days on market $349,000 Active 76 DOM
-
2026-08-04days on market $349,000 Active 75 DOM
-
2026-08-03days on market $349,000 Active 74 DOM
-
2026-07-31days on market $349,000 Active 71 DOM
-
2026-07-29days on market $349,000 Active 69 DOM
-
2026-07-27days on market $349,000 Active 67 DOM
-
2026-07-25days on market $349,000 Active 65 DOM
-
2026-07-23days on market $349,000 Active 63 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
- $2,058 · $172/mo
- Projected year-2 tax
- $3,402 · $284/mo
- Expected delta
- +$1,344/yr (+$112/mo · 65.3%)
ⓘ 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 (unshaded) · 0% chance over 30 yrs
- Wildfire 1/10 Low
- Heat 4/10 Moderate 7 d/yr ≥88°F today · 17 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $73,830
- − Mortgage interest
- −$19,549
- − Property taxes
- −$2,058
- − Insurance
- −$1,745
- − Repairs & maintenance
- −$5,906
- − Management
- −$5,906
- − HOA
- −$6,084
- − Depreciation
- −$10,153
- Taxable income
- $22,428
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$5,383
- After-tax cash flow
- $21,094/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 · 10 photos
80/100
Cosmetic rehab
Est. rehab $3,000–$9,000 screening
This well-maintained townhouse in a desirable community offers a good investment opportunity with minimal repairs and updates needed.
Components & finishes AI
Roof asphalt shingle · good
Flooring tile
Counters granite
Appliances stainless steel
HVAC central · new lt5
Value-add opportunities
- Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
- Both Replace the ceiling fan — A new ceiling fan can improve air circulation and add to the home's aesthetic. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic 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
- Severe rent burden
- 1% of renters
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
+84.7% since first listed12 events — show timeline
- 2026-05-21 Listed $349,000 MREIS
- 2025-12-01 Delisted — MREIS
- 2025-09-06 Listed $359,000 MREIS
- 2025-08-30 Delisted — MREIS
- 2025-05-01 Listed $362,000 MREIS
- 2023-08-07 Sold (MLS) $330,000 MREIS
- 2015-07-24 Sold (MLS) $180,000 PrimeMLS
- 2015-07-24 Sold (MLS) $180,000 MREIS
- 2015-07-10 Delisted — PrimeMLS
- 2015-07-09 Delisted — MREIS
- 2015-03-24 Listed $189,000 PrimeMLS
- 2015-03-23 Listed $189,000 MREIS
Property tax history
+3.1%/yrLatest (2025): $2,058 · +6.2% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…