430 Post Rd #277 · Wells, ME 04090

$84,900

1 bd · 1.0 ba · 385 sqft · Manufactured public records · 42 Days on market

Built 2009 $221/sqft · 156% above area $842/mo HOA · 45% of rent ↓ 39% since listing

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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 +21.0/30.0
• 1% rule +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Escape to the serene beauty of Meadowledge Resort in Wells, Maine, where this delightful 2-bedroom, 1-bath seasonal park model home awaits--perfectly crafted for summer escapes and autumn afternoons. Set on an expansive lot, this cozy retreat blends indoor comfort with abundant outdoor space, making it a standout among seasonal properties. Step inside to discover a welcoming living area bathed in natural light, seamlessly connected to a practical kitchenette--ideal for preparing simple meals or entertaining guests. Two comfortable bedrooms for restful sleeping quarters, and a full bath adds convenience and functionality. Thoughtfully designed for efficiency and ease, the interior invites re

Key facts

• Expansive lot
• Massive backyard
• Private oasis

Tags

• EXPANSIVE LOT
• WELCOMING LIVING AREA
• PRACTICAL KITCHENETTE
• MASSIVE BACKYARD
• PRIVATE OASIS
• GENEROUS BACK DECK

Property features AI

Finance

• Financial info: Land lease: yes
• HOA & community: Association with annual fee; Association fee collected annually; Pets allowed with no restrictions; Community clubhouse

Exterior

• Parking: Gravel parking with 1–4 spaces; Two-car vehicle storage
• Utilities: Public water; Public sewer; Electric with circuit breakers; Electric water heater
• Home design: Mobile home; Entry level: first floor; Shingle roof
• Construction: Vinyl siding; Built in 2009
• Exterior features: Deck; Porch; Tennis court(s); Open, level lot; Near public beach; Near shopping; Located in a neighborhood; Private road frontage; Road surface: dirt and paved

Interior

• Kitchen: Refrigerator; Microwave; Gas Range
• Bedrooms: Two bedrooms, both on the first floor
• Flooring: Tile; Carpet
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Shower; Furnished; Total of 5 rooms (living room, kitchen, sunroom, 2 bedrooms)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

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.
• 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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

• Watch-outs: HOA is 45% of rent.

Recommended offer $82,353 (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. 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: 2.22% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 3.8

CMA / ARV

• ARV (median comp): $55,916
• List price: $84,900
• Delta: 51.84%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-5,581
• Equity at exit: $12,659

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $7,077
• Equity at exit: $7,341

Cash invested: $23,772 (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 →

ZIP-level market 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$35
• HOA: −$842
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $120

Break-even live

Break-even rent $1,730

Max offer price $84,900

Occupancy floor 89%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr

Listing history 18 events

1. 2026-06-18
   days on market $84,900 Active 42 DOM
2. 2026-06-17
   days on market $84,900 Active 41 DOM
3. 2026-06-16
   days on market $84,900 Active 40 DOM
4. 2026-06-15
   days on market $84,900 Active 39 DOM
5. 2026-06-14
   days on market $84,900 Active 37 DOM
6. 2026-06-13
   days on market $84,900 Active 36 DOM
7. 2026-06-10
   days on market $84,900 Active 34 DOM
8. 2026-06-09
   days on market $84,900 Active 33 DOM
9. 2026-06-08
   days on market $84,900 Active 32 DOM
10. 2026-06-07
    days on market $84,900 Active 31 DOM
11. 2026-06-05
    days on market $84,900 Active 28 DOM
12. 2026-06-03
    days on market $84,900 Active 27 DOM
13. 2026-06-02
    days on market $84,900 Active 26 DOM
14. 2026-06-01
    days on market $84,900 Active 25 DOM
15. 2026-05-31
    days on market $84,900 Active 24 DOM
16. 2026-05-30
    days on market $84,900 Active 23 DOM
17. 2026-05-07
    listed $84,900 Active 1831-char remark
18. 2023-11-22
    price $135,000

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$315/yr (+$26/mo · 60.0%)

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

Taxation est. · year 1

• Rental income: $22,584
• − Mortgage interest: −$4,756
• − Property taxes: −$525
• − Insurance: −$424
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$10,104
• − Depreciation: −$2,470
• Taxable income: $691
• Est. tax owed @ 24.0%: −$166
• After-tax cash flow: $1,279/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

-39.4% since first listed

10 events — show timeline

• 2026-05-07 Listed $84,900 MREIS
• 2026-01-04 Delisted — MREIS
• 2025-07-03 Listed $115,000 MREIS
• 2025-01-03 Delisted — MREIS
• 2024-06-03 Listed $135,000 MREIS
• 2024-06-01 Delisted — MREIS
• 2024-01-02 Listed $135,000 MREIS
• 2023-12-30 Delisted — MREIS
• 2023-11-22 Price Changed $135,000 MREIS
• 2023-08-05 Listed $140,000 MREIS

Property tax history

+7.2%/yr

Latest (2025): $525 · +11.0% YoY. Source: county tax records.