430 Post Rd #185 · Wells, ME 04090

$75,000

1 bd · 1.0 ba · 396 sqft · Manufactured public records · 68 Days on market

Built 2020 $189/sqft · 100% above area Est $65k · 16% over $842/mo HOA · 45% of rent

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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 +24.3/30.0
• 1% rule +10.0/10.0
• DSCR +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
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 430 Post Rd #185, a newer 2020 park model located in the highly sought-after Meadowledge RV Resort in Wells. This well-designed unit offers 2 bedrooms and 1.5 baths, featuring full air conditioning and forced hot air heat throughout--providing comfort well beyond the typical seasonal property. Inside, you'll find a modern dark gray interior that gives the space a clean, upscale feel. The layout is bright and functional, with an open living area that flows into the kitchen--perfect for relaxing or hosting guests. With two bedrooms and an additional half bath, this unit offers flexibility rarely found in the community. Step outside to enjoy your private outdoor space, ideal for summer evenings after a day at the beach. Meadowledge is a gated seasonal community (May 1 - October 31) offering resort-style amenities including multiple pools, clubhouses, and recreational areas, all just minutes from Wells Beach, Ogunquit, and local dining. Whether you're looking for a personal getaway or a seasonal investment, this turnkey unit is a standout opportunity in one of Southern Maine's most popular summer destinations.

Key facts

• Parking
• Built 2020
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $70k (6.0% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.48% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 3.4

CMA / ARV

• ARV (median comp): $64,832
• List price: $75,000
• Delta: 15.68%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.5%
• Equity multiple: 0.90×
• Total profit: $-2,013
• Equity at exit: $11,183

10-year hold

• IRR: 7.8%
• Equity multiple: 1.61×
• Total profit: $12,747
• Equity at exit: $6,485

Cash invested: $21,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$31
• HOA: −$842
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $151

Break-even live

Break-even rent $1,669

Max offer price $75,000

Occupancy floor 87%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $842 · $10,104/yr
• Likely covers: poolsecurity

Listing history 24 events

1. 2026-06-18
   days on market $75,000 Active 68 DOM
2. 2026-06-17
   days on market $75,000 Active 67 DOM
3. 2026-06-16
   days on market $75,000 Active 66 DOM
4. 2026-06-15
   days on market $75,000 Active 65 DOM
5. 2026-06-14
   days on market $75,000 Active 63 DOM
6. 2026-06-13
   days on market $75,000 Active 62 DOM
7. 2026-06-10
   days on market $75,000 Active 60 DOM
8. 2026-06-09
   days on market $75,000 Active 59 DOM
9. 2026-06-08
   days on market $75,000 Active 58 DOM
10. 2026-06-07
    days on market $75,000 Active 57 DOM
11. 2026-06-05
    days on market $75,000 Active 54 DOM
12. 2026-06-03
    days on market $75,000 Active 53 DOM
13. 2026-06-02
    days on market $75,000 Active 52 DOM
14. 2026-06-01
    days on market $75,000 Active 51 DOM
15. 2026-05-31
    days on market $75,000 Active 50 DOM
16. 2026-05-30
    days on market $75,000 Active 49 DOM
17. 2026-04-11
    listed $75,000 Active 1134-char remark

    Show marketing remark (1134 chars)

    Welcome to 430 Post Rd #185, a newer 2020 park model located in the highly sought-after Meadowledge RV Resort in Wells. This well-designed unit offers 2 bedrooms and 1.5 baths, featuring full air conditioning and forced hot air heat throughout--providing comfort well beyond the typical seasonal property. Inside, you'll find a modern dark gray interior that gives the space a clean, upscale feel. The layout is bright and functional, with an open living area that flows into the kitchen--perfect for relaxing or hosting guests. With two bedrooms and an additional half bath, this unit offers flexibility rarely found in the community. Step outside to enjoy your private outdoor space, ideal for summer evenings after a day at the beach. Meadowledge is a gated seasonal community (May 1 - October 31) offering resort-style amenities including multiple pools, clubhouses, and recreational areas, all just minutes from Wells Beach, Ogunquit, and local dining. Whether you're looking for a personal getaway or a seasonal investment, this turnkey unit is a standout opportunity in one of Southern Maine's most popular summer destinations.

18. 2025-05-10
    price $100,000
19. 2025-03-29
    price $110,000
20. 2024-09-10
    price $126,800
21. 2019-06-15
    soldstatus $73,000 Closed
22. 2019-06-14
    status Pending
23. 2019-05-24
    price $73,000
24. 2019-03-16
    listed $69,000 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: $626 · $52/mo
• Projected year-2 tax: $823 · $69/mo
• Expected delta: +$197/yr (+$16/mo · 31.5%)

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

Taxation est. · year 1

• Rental income: $22,326
• − Mortgage interest: −$4,201
• − Property taxes: −$626
• − Insurance: −$375
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$10,104
• − Depreciation: −$2,182
• Taxable income: $1,266
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $1,509/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

+8.7% since first listed

8 events — show timeline

• 2026-04-11 Listed $75,000 MREIS
• 2025-05-10 Price Changed $100,000 MREIS
• 2025-03-29 Price Changed $110,000 MREIS
• 2024-09-10 Price Changed $126,800 MREIS
• 2019-06-15 Sold (MLS) $73,000 MREIS
• 2019-06-14 Pending — MREIS
• 2019-05-24 Price Changed $73,000 MREIS
• 2019-03-16 Listed $69,000 MREIS

Property tax history

+4.1%/yr

Latest (2025): $626 · +6.3% YoY. Source: county tax records.