150 Chapel Rd #906 · Wells, ME 04090

$133,000

2 bd · 1.0 ba · 579 sqft · Manufactured · 21 Days on market

Built 2025 $781/mo HOA · 33% 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 +7.5/15.0
• 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

Brand new, custom-designed park model located in the highly desirable Sea Vu South seasonal community. This high-quality home features a 3-year manufacturer's warranty and sits on a freshly hydroseeded lot. The bright interior boasts a corner kitchen with white soft-close cabinetry, solid-surface countertops, stainless steel appliances, and a large island with seating for four. The inviting living area showcases a coastal shiplap accent wall in the entertainment center. This premium unit is centrally located just steps from the newly renovated heated pool, clubhouse, gym, and secondary pool. A convenient community walking path leads directly to Rest View Lane, offering easy walking or bikin

Key facts

• Corner kitchen
• Parking
• Pool

Tags

• CUSTOM DESIGNED PARK MODEL
• FRESHLY HYDROSEEDED LOT
• CORNER KITCHEN
• WHITE SOFT CLOSE CABINETRY
• SOLID SURFACE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoned residential
• Financial info: Land lease required
• HOA & community: Association with annual fee; Annual association fee approximately $9,375; Clubhouse; Pets allowed with restrictions

Exterior

• Parking: On-site parking (1–4 spaces); Reclaimed parking area
• Utilities: Public sewer; Public (seasonal) water; Electric water heater; Circuit breaker electrical
• Home design: Mobile home (single wide); Modular structure; New construction (2025)
• Construction: Vinyl siding; Shingle roof; Slab and pillar/post/pier foundation
• Exterior features: Glassed-in porch; In-ground spa/pool; Located in a mobile home park; Interior, level lot; Near golf course, public beach, shopping, turnpike/interstate, town, and railroad; Private paved road frontage; Neighborhood setting

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Bedroom 1 (first floor); Bedroom 2 (first floor)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating with blowers
• Interior features: First-floor bedroom(s); Bathtub; Shower; Furnished; Storm door(s); Double-pane windows; Cable and internet access
• Laundry & utility: Coin laundry

🏗️ New construction. The $133,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $50,952.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $133k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $133k).
• Recommended offer: $131k (1.5% 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 $352 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($131k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• 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 $131,005 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.59% ✓
• Cap rate: 23.10%
• Cash-on-cash: 60.01%
• DSCR: 3.67
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $50,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Chapel Rd #58	0.00mi	2/1.0	616 (+6%)	8mo	$15,000	$24	82
150 Chapel Rd #11	0.00mi	1/1.0 (-1)	584 (+1%)	15mo	$10,000	$17	81
150 Chapel Rd #211	0.00mi	2/1.0	604 (+4%)	14mo	$75,000	$124	81
150 Chapel Rd #109	0.00mi	2/1.0	616 (+6%)	12mo	$65,000	$106	80
150 Chapel Rd #515	0.00mi	1/1.0 (-1)	548 (-5%)	13mo	$50,000	$91	75
150 Chapel Rd #106	0.00mi	1/1.0 (-1)	588 (+2%)	21mo	$25,900	$44	75
150 Chapel Rd #59	0.00mi	1/1.0 (-1)	552 (-5%)	15mo	$35,000	$63	75
150 Chapel Rd #33	0.00mi	2/1.0	661 (+14%)	3mo	$109,500	$166	74
150 Chapel Rd #609	0.00mi	2/1.0	656 (+13%)	14mo	$34,000	$52	66
150 Chapel Rd #520	0.00mi	1/1.0 (-1)	648 (+12%)	13mo	$59,900	$92	65
150 Chapel Rd #813	0.00mi	2/1.0	512 (-12%)	21mo	$45,000	$88	63
150 Chapel Rd #721	0.00mi	2/1.0	650 (+12%)	22mo	$15,000	$23	61

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: 59.2%
• Equity multiple: 3.64×
• Total profit: $37,698
• Equity at exit: $7,597

10-year hold

• IRR: 64.0%
• Equity multiple: 7.55×
• Total profit: $93,430
• Equity at exit: $4,405

Cash invested: $14,267 (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: 4.7×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$267
• Tax est. 1.5%: −$64 /mo · $764/yr
• Insurance: −$21
• HOA: −$781
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $713

Break-even live

Break-even rent $1,434

Max offer price $50,952

Occupancy floor 64%

Sensitivity live

Price	-10% $749	-5% $731	+0% $713	+5% $696	+10% $678
Rent	-10% $529	-5% $621	+0% $713	+5% $806	+10% $898
Rate	-1.0pp $739	-0.5pp $726	base $713	+0.5pp $700	+1.0pp $687

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: $12,738
• Closing costs: $1,529
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $781 · $9,372/yr
• Likely covers: poolgym

Listing history 17 events

1. 2026-06-18
   days on market $133,000 Active 21 DOM
2. 2026-06-17
   days on market $133,000 Active 20 DOM
3. 2026-06-16
   days on market $133,000 Active 19 DOM
4. 2026-06-15
   days on market $133,000 Active 18 DOM
5. 2026-06-14
   days on market $133,000 Active 16 DOM
6. 2026-06-13
   days on market $133,000 Active 15 DOM
7. 2026-06-10
   days on market $133,000 Active 13 DOM
8. 2026-06-09
   days on market $133,000 Active 12 DOM
9. 2026-06-08
   days on market $133,000 Active 11 DOM
10. 2026-06-07
    days on market $133,000 Active 10 DOM
11. 2026-06-05
    days on market $133,000 Active 7 DOM
12. 2026-06-03
    days on market $133,000 Active 6 DOM
13. 2026-06-02
    days on market $133,000 Active 5 DOM
14. 2026-06-01
    days on market $133,000 Active 4 DOM
15. 2026-05-31
    days on market $133,000 Active 3 DOM
16. 2026-05-30
    days on market $133,000 Active 2 DOM
17. 2026-05-28
    listed $133,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥87°F today · 15 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

Taxation est. · year 1

• Rental income: $28,049
• − Mortgage interest: −$2,854
• − Property taxes: −$764
• − Insurance: −$255
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − HOA: −$9,372
• − Depreciation: −$1,482
• Taxable income: $8,834
• Est. tax owed @ 24.0%: −$2,120
• After-tax cash flow: $6,441/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

• 2026-05-28 Listed $133,000 MREIS

Property tax history

+4.6%/yr

Latest (2024): $162 · +2.5% YoY. Source: county tax records.