2196 Sanford Rd #10 · Wells, ME 04090

$204,999

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 6 Days on market

Manufactured home Built 2025 $500/mo HOA · 26% 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 +8.2/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

This new, has never been occupied, 2 bedroom, 1 bathroom mobile home sits in the highly desirable Highpine Mobile Home Court on a newly landscaped lot. It also offers an extremely low monthly association fee. Just minutes from Wells beach, the Maine turnpike and the restaurants and shopping of the quaint town of Wells. Don't miss this opportunity to own your own affordable home in a desirable area to live in Maine. OPEN HOUSE Saturday 20, 10:00-12:00

Key facts

• Newly landscaped lot
• Affordable home
• Desirable area

Tags

• NEWLY LANDSCAPED LOT
• MINUTES FROM WELLS BEACH
• AFFORDABLE HOME
• DESIRABLE AREA

Property features AI

Finance

• HOA & community: Has association with a monthly fee of $500; Land lease applies

Exterior

• Parking: Gravel parking; On-site off-street parking with 1–4 spaces
• Utilities: Private water; Private sewer (shared septic); Electric service with circuit breakers
• Home design: Mobile Home (single wide); Built in 2025
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Shed(s); Located in a mobile home park; Near golf course, public beach, shopping, turnpike/interstate, and town; Dirt road access

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: One-floor living; 1st-floor bedroom; 1st-floor primary bedroom with bath; Pantry; Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $-195 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (5.6% below list).
• Recommended offer: $171k (16.8% below list) — sets the bar for cash-flow.

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.
• 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: 272 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,617 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $127,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2196 Sanford Rd #40	0.00mi	2/1.5	980 (+3%)	10mo	$150,000	$153	85
2196 Sanford Rd #41	0.00mi	3/2.0 (+1)	924 (-3%)	18mo	$120,000	$130	75
2196 Sanford Rd #49	0.00mi	2/2.0	896 (-6%)	22mo	$120,000	$134	72

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: -23.0%
• Equity multiple: 0.21×
• Total profit: $-45,397
• Equity at exit: $30,566

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-54,610
• Equity at exit: $17,725

Cash invested: $57,400 (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: 272
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$85
• HOA: −$500
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-195

Break-even live

Break-even rent $2,181

Max offer price $170,617

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-137	+0% $-195	+5% $-253	+10% $-311
Rent	-10% $-347	-5% $-271	+0% $-195	+5% $-118	+10% $-42
Rate	-1.0pp $-91	-0.5pp $-142	base $-195	+0.5pp $-248	+1.0pp $-302

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 6 events

1. 2026-06-22
   days on market $204,999 Active 6 DOM
2. 2026-06-18
   days on market $204,999 Active 3 DOM
3. 2026-06-18
   remarks 454-char remark
4. 2026-06-17
   days on market $204,999 Active 2 DOM
5. 2026-06-15
   remarks 418-char remark
6. 2026-06-15
   listed $204,999 Active 1 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: $751 · $63/mo
• Projected year-2 tax: $1,769 · $147/mo
• Expected delta: +$1,018/yr (+$85/mo · 135.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,216
• − Mortgage interest: −$11,483
• − Property taxes: −$751
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$6,000
• − Depreciation: −$5,964
• Taxable loss: −$5,721
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $-963/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

• 2026-06-15 Listed $204,999 MREIS

Property tax history

+6.0%/yr

Latest (2025): $751 · +44.7% YoY. Source: county tax records.