12 Whistle Stop Cir · Wells, ME 04090

$284,900

3 bd · 2.0 ba · 1,436 sqft · Manufactured public records · 33 Days on market

Built 2002 Est $342k · 17% under $495/mo HOA · 14% of rent

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.8/10.0
• Schools +7.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 12 Whistle Stop Circle in Wells, Maine -- a spacious and well-maintained 1,436 sq. ft. mobile home located in a peaceful 55+ community just minutes from Wells Beach. This year-round home offers 3 bedrooms and 2 full bathrooms, providing plenty of space for comfortable living and hosting guests. Enjoy morning coffee or evening relaxation in the enclosed porch, perfect for taking in the quiet surroundings during every season. The home features two separate heating systems for added comfort and efficiency, including a furnace fueled by kerosene and a Rinnai direct vent heating system fueled by propane. Both the heating and cooling systems are newer, offering peace of mind for the ne

Key facts

• Enclosed porch
• Close to beach
• Built 2002

Tags

• ENCLOSED PORCH
• LOW MAINTENANCE LIVING
• CLOSE TO BEACH

Property features AI

Finance

• HOA & community: Association with a monthly fee of $495; Land lease in place

Exterior

• Parking: Paved off-street parking
• Utilities: Public water; Public sewer; Electric with circuit breakers; Gas water heater
• Home design: Mobile home (double wide); Built in 2002
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Located in a mobile home park; Near public beach; Level lot; Paved road access

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Has cooling
• Interior features: Five total rooms; Furnished status negotiable; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $285k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $285k).
• Recommended offer: $276k (3.0% below list) — sets the bar for market timing.

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.
• 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.

Recommended offer $276,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.28% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $341,768
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Whistle Stop Cir	0.02mi	3/2.0	1,456 (+1%)	7mo	$264,000	$181	91
64 Anna Robert Cir	0.10mi	2/2.0 (-1)	1,440 (+0%)	0mo	$342,900	$238	89
17 Moonstone Way	0.16mi	3/2.0	1,568 (+9%)	18mo	$289,900	$185	62
15 Moonstone Way	0.16mi	3/2.0	1,248 (-13%)	21mo	$298,500	$239	53
83 Anna Robert Cir	0.10mi	2/2.0 (-1)	1,224 (-15%)	23mo	$305,000	$249	46

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-4,136
• Equity at exit: $42,480

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $51,097
• Equity at exit: $24,633

Cash invested: $79,772 (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: 6.5×

Monthly cashflow live

• Estimated rent: $3,640 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$111 /mo · $1,337/yr
• Insurance: −$119
• HOA: −$495
• Vacancy / Maint / Mgmt: −$764
• Net cashflow: $657

Break-even live

Break-even rent $2,809

Max offer price $284,900

Occupancy floor 77%

Sensitivity live

Price	-10% $818	-5% $737	+0% $657	+5% $576	+10% $495
Rent	-10% $369	-5% $513	+0% $657	+5% $800	+10% $944
Rate	-1.0pp $800	-0.5pp $729	base $657	+0.5pp $583	+1.0pp $508

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 17 events

1. 2026-06-18
   days on market $284,900 Active 33 DOM
2. 2026-06-17
   days on market $284,900 Active 32 DOM
3. 2026-06-16
   days on market $284,900 Active 31 DOM
4. 2026-06-15
   days on market $284,900 Active 30 DOM
5. 2026-06-14
   days on market $284,900 Active 28 DOM
6. 2026-06-13
   days on market $284,900 Active 27 DOM
7. 2026-06-10
   days on market $284,900 Active 25 DOM
8. 2026-06-09
   days on market $284,900 Active 24 DOM
9. 2026-06-08
   days on market $284,900 Active 23 DOM
10. 2026-06-07
    days on market $284,900 Active 22 DOM
11. 2026-06-05
    days on market $284,900 Active 19 DOM
12. 2026-06-03
    days on market $284,900 Active 18 DOM
13. 2026-06-02
    days on market $284,900 Active 17 DOM
14. 2026-06-01
    days on market $284,900 Active 16 DOM
15. 2026-05-31
    days on market $284,900 Active 15 DOM
16. 2026-05-30
    days on market $284,900 Active 14 DOM
17. 2026-05-16
    listed $284,900 Active

ⓘ 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: $1,337 · $111/mo
• Projected year-2 tax: $2,606 · $217/mo
• Expected delta: +$1,269/yr (+$106/mo · 94.9%)

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

Taxation est. · year 1

• Rental income: $43,683
• − Mortgage interest: −$15,959
• − Property taxes: −$1,337
• − Insurance: −$1,424
• − Repairs & maintenance: −$3,495
• − Management: −$3,495
• − HOA: −$5,940
• − Depreciation: −$8,288
• Taxable income: $3,745
• Est. tax owed @ 24.0%: −$899
• After-tax cash flow: $6,981/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

• 2026-05-16 Listed $284,900 MREIS

Property tax history

+3.7%/yr

Latest (2025): $1,337 · +65.1% YoY. Source: county tax records.