21 Whistle Stop Cir · Wells, ME 04090

$265,500

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 43 Days on market

Built 2003 $190/sqft · 16% above area Est $229k · 16% over $495/mo HOA · 14% of rent ↓ 8% 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +8.6/10.0
• Schools +7.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, low-maintenance living in this beautifully maintained home located in a desirable 55+ community in Wells. This charming modular home offers comfortable one-level living with a bright, open layout, spacious bedrooms, and thoughtful updates throughout. Enjoy a peaceful setting while still being conveniently close to local shops, restaurants, beaches, and major routes. Whether you're looking to downsize or simplify, this home provides the perfect blend of comfort, convenience, and coastal Maine living.

Key facts

• Thoughtful updates
• Peaceful setting
• One level living

Tags

• LOW MAINTENANCE LIVING
• ONE LEVEL LIVING
• THOUGHTFUL UPDATES
• PEACEFUL SETTING
• CONVENIENTLY CLOSE TO SHOPS
• CONVENIENTLY CLOSE TO BEACHES

Property features AI

Finance

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

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Modular mobile home; Double wide body type; Built in 2003
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Residential zoning

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three first-floor bedrooms
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $266k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $266k).
• Recommended offer: $258k (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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $74k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Recommended offer $257,535 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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: 1.36% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.11%
• DSCR: 1.54
• GRM: 6.1

CMA / ARV

• ARV (median comp): $229,387
• List price: $265,500
• Delta: 15.74%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Anna Robert Cir	0.07mi	2/2.0 (-1)	1,440 (+3%)	0mo	$342,900	$238	86
11 Whistle Stop Cir	0.02mi	3/2.0	1,456 (+4%)	7mo	$264,000	$181	86
17 Moonstone Way	0.13mi	3/2.0	1,568 (+12%)	18mo	$289,900	$185	59
15 Moonstone Way	0.13mi	3/2.0	1,248 (-11%)	21mo	$298,500	$239	58
83 Anna Robert Cir	0.07mi	2/2.0 (-1)	1,224 (-13%)	23mo	$305,000	$249	51

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $4,995
• Equity at exit: $39,587

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $66,802
• Equity at exit: $22,956

Cash invested: $74,340 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,622 medium
• Mortgage (P&I): −$1,392
• Tax from tax record: −$113 /mo · $1,359/yr
• Insurance: −$111
• HOA: −$495
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $750

Break-even live

Break-even rent $2,672

Max offer price $265,500

Occupancy floor 74%

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: $66,375
• Closing costs: $7,965
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 22 events

1. 2026-06-18
   days on market $265,500 Active 43 DOM
2. 2026-06-17
   days on market $265,500 Active 42 DOM
3. 2026-06-16
   days on market $265,500 Active 41 DOM
4. 2026-06-15
   days on market $265,500 Active 40 DOM
5. 2026-06-14
   days on market $265,500 Active 38 DOM
6. 2026-06-13
   days on market $265,500 Active 37 DOM
7. 2026-06-10
   days on market $265,500 Active 35 DOM
8. 2026-06-09
   days on market $265,500 Active 34 DOM
9. 2026-06-08
   days on market $265,500 Active 33 DOM
10. 2026-06-07
    days on market $265,500 Active 32 DOM
11. 2026-06-05
    days on market $265,500 Active 29 DOM
12. 2026-06-03
    days on market $265,500 Active 28 DOM
13. 2026-06-02
    days on market $265,500 Active 27 DOM
14. 2026-06-01
    days on market $265,500 Active 26 DOM
15. 2026-05-31
    days on market $265,500 Active 25 DOM
16. 2026-05-30
    days on market $265,500 Active 24 DOM
17. 2026-05-06
    listed $265,500 Active 521-char remark
18. 2025-11-10
    price $265,000
19. 2025-10-20
    price $268,400
20. 2025-08-05
    price $264,000
21. 2025-07-26
    price $270,000
22. 2025-06-21
    price $279,000

ⓘ 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: $1,359 · $113/mo
• Projected year-2 tax: $2,485 · $207/mo
• Expected delta: +$1,126/yr (+$94/mo · 82.8%)

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

Taxation est. · year 1

• Rental income: $43,467
• − Mortgage interest: −$14,872
• − Property taxes: −$1,359
• − Insurance: −$1,328
• − Repairs & maintenance: −$3,477
• − Management: −$3,477
• − HOA: −$5,940
• − Depreciation: −$7,724
• Taxable income: $5,290
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $7,735/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

-8.1% since first listed

18 events — show timeline

• 2026-06-04 Listed $265,500 ForSaleByOwner.com
• 2026-05-06 Listed $265,500 MREIS
• 2025-12-15 Delisted — MREIS
• 2025-11-10 Price Changed $265,000 MREIS
• 2025-10-20 Relisted — MREIS
• 2025-10-20 Price Changed $268,400 MREIS
• 2025-09-05 Pending — MREIS
• 2025-08-16 Contingent — MREIS
• 2025-08-16 Relisted — MREIS
• 2025-08-16 Pending — MREIS
• 2025-08-05 Price Changed $264,000 MREIS
• 2025-07-26 Price Changed $270,000 MREIS
• 2025-06-21 Price Changed $279,000 MREIS
• 2025-05-27 Delisted — MREIS
• 2025-05-27 Listed $295,000 MREIS
• 2025-02-05 Listed $295,000 MREIS
• 2025-01-06 Delisted — MREIS
• 2024-11-07 Listed $289,000 MREIS

Property tax history

+4.0%/yr

Latest (2025): $1,359 · +65.1% YoY. Source: county tax records.