430 Post Rd #130 · Wells, ME 04090

$55,000

1 bd · 1.0 ba · 414 sqft · Manufactured public records · 47 Days on market

Built 2007 $133/sqft · 48% above area Est $56k · at est. $842/mo HOA · 44% of rent ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• 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

A BEAUTIFUL MAINE GETAWAY, TRANQUILITY AWATIS! Welcome to your perfect seasonal getaway at Meadowledge in Wells, Maine! This 622 sq ft 2-bedroom, 1-bathroom Park Model home offers a rare opportunity to own a slice of coastal paradise just one mile from the beach. Enjoy open-concept living with a bright and functional layout, full kitchen, spacious living area, and ample sleeping space for guests. Nestled in a vibrant seasonal community (May 1-Oct 31), Meadowledge features resort-style amenities including three swimming pools, tennis courts, basketball court, clubhouse, and beautifully maintained grounds. Whether you're relaxing on your deck, entertaining guests, or heading to the nearby bea

Key facts

• Full kitchen
• Spacious living area
• Three swimming pools

Tags

• OPEN-CONCEPT LIVING
• FULL KITCHEN
• SPACIOUS LIVING AREA
• RESORT-STYLE AMENITIES
• THREE SWIMMING POOLS
• TENNIS COURTS

Property features AI

Finance

• Other: Association fee: $10,100 annually; Pets allowed with no restrictions
• Financial info: Land lease: Yes
• HOA & community: Association with clubhouse; Association fee paid annually

Exterior

• Parking: Gravel parking with 1–4 spaces; 2-car vehicle storage
• Utilities: Public water; Public sewer; Electric on circuit breakers; Electric water heater
• Home design: Mobile home (Mobile Home subtype); Modular structure; Single wide; Entry level: First floor; Facing direction: Not specified
• Construction: Vinyl siding; 2007 year built; Shingle roof; Slab foundation
• Exterior features: Deck; Porch; Well landscaped; Level lot; Near golf course; Near public beach; Near shopping; Neighborhood setting; Private road frontage; Gravel and paved road surface

Interior

• Kitchen: Refrigerator; Microwave; Gas range; Cooktop
• Bedrooms: Bedroom on the first floor; Sunroom (first floor); Sunroom (first floor)
• Flooring: Laminate; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: First-floor bedroom; Shower; Furnished; Internet access available; Cable

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (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 $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 44% of rent.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 3.46% ✓
• Cap rate: 13.09%
• Cash-on-cash: 24.26%
• DSCR: 2.08
• GRM: 2.4

CMA / ARV

• ARV (median comp): $55,916
• List price: $55,000
• Delta: -1.64%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 1.74×
• Total profit: $11,445
• Equity at exit: $8,201

10-year hold

• IRR: 27.0%
• Equity multiple: 3.44×
• Total profit: $37,645
• Equity at exit: $4,755

Cash invested: $15,400 (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: 267
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$40 /mo · $474/yr
• Insurance: −$23
• HOA: −$842
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $311

Break-even live

Break-even rent $1,510

Max offer price $55,000

Occupancy floor 79%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 21 events

1. 2026-06-18
   days on market $55,000 Active 47 DOM
2. 2026-06-17
   days on market $55,000 Active 46 DOM
3. 2026-06-16
   days on market $55,000 Active 45 DOM
4. 2026-06-15
   days on market $55,000 Active 44 DOM
5. 2026-06-14
   days on market $55,000 Active 42 DOM
6. 2026-06-13
   days on market $55,000 Active 41 DOM
7. 2026-06-10
   days on market $55,000 Active 39 DOM
8. 2026-06-09
   days on market $55,000 Active 38 DOM
9. 2026-06-08
   days on market $55,000 Active 37 DOM
10. 2026-06-07
    days on market $55,000 Active 36 DOM
11. 2026-06-05
    days on market $55,000 Active 33 DOM
12. 2026-06-03
    days on market $55,000 Active 32 DOM
13. 2026-06-02
    days on market $55,000 Active 31 DOM
14. 2026-06-01
    days on market $55,000 Active 30 DOM
15. 2026-05-31
    days on market $55,000 Active 29 DOM
16. 2026-05-30
    days on market $55,000 Active 28 DOM
17. 2026-05-02
    listed $55,000 Active 997-char remark
18. 2025-08-23
    price $64,900
19. 2025-08-23
    price $64,900
20. 2025-07-03
    price $69,000
21. 2025-07-03
    price $69,000

ⓘ 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: $474 · $40/mo
• Projected year-2 tax: $611 · $51/mo
• Expected delta: +$137/yr (+$11/mo · 28.9%)

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

Taxation est. · year 1

• Rental income: $22,848
• − Mortgage interest: −$3,081
• − Property taxes: −$474
• − Insurance: −$275
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$10,104
• − Depreciation: −$1,600
• Taxable income: $3,659
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $2,858/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

-26.7% since first listed

7 events — show timeline

• 2026-05-02 Listed $55,000 MREIS
• 2025-12-03 Delisted — MREIS
• 2025-08-23 Price Changed $64,900 PrimeMLS
• 2025-08-23 Price Changed $64,900 MREIS
• 2025-07-03 Price Changed $69,000 PrimeMLS
• 2025-07-03 Price Changed $69,000 MREIS
• 2025-06-06 Listed $75,000 MREIS

Property tax history

+6.8%/yr

Latest (2025): $474 · +11.0% YoY. Source: county tax records.