150 Chapel Rd #55 · Wells, ME 04090

$24,900

2 bd · 1.0 ba · 528 sqft · Manufactured · 65 Days on market

Built 2002 Est $46k · 46% under $781/mo HOA · 33% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +7.6/10.0
• 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

Come enjoy the rest of the fall at Sea Vu South! Have you dreamed of having a seasonal get away minutes from the beaches of Wells & thought it couldn't happen?Come check out the home at Site 55 in Sea Vu South! This Park Model Home offers an open concept eat in kitchen & living room area that is fabulous for entertaining all in one space. The home is very clean & offers blinds throughout the home including the 3 season Florida room, central air conditioning & multiple AC vents. The kitchen has functional cabinet space, large counters & full size appliances. The home offers 2, YES 2 separate bedrooms with a queen bed in the bedroom in the back of the unit and tw

Key facts

• Open concept kitchen
• Full size appliances
• Large counters

Tags

• OPEN CONCEPT KITCHEN
• 3 SEASON FLORIDA ROOM
• CENTRAL AIR CONDITIONING
• FUNCTIONAL CABINET SPACE
• LARGE COUNTERS
• FULL SIZE APPLIANCES

Property features AI

Finance

• Other: Residential zoning
• Financial info: Land lease: Yes
• HOA & community: Has an association with an annual fee

Exterior

• Parking: Gravel parking; On-street parking available; 1–4 parking spaces
• Utilities: Public sewer; Public (and seasonal) water; Electric circuit breakers; Electric water heater
• Home design: Mobile Home; Built in 2002
• Construction: Vinyl siding; Shingle roof; Mobile construction
• Exterior features: Located in-town; Situated in a mobile home park; Near golf course, public beach, shopping, turnpike/interstate, and town; Near railroad; Level lot; Paved road access

Interior

• Kitchen: Microwave; Gas range; Refrigerator
• Bedrooms: Two bedrooms (both on the first level)
• Flooring: Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Wall unit(s) for cooling
• Interior features: Five total rooms; Sunroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $23k (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 $172 of loan paydown is wiped out by about $747 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($23k) 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 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 $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 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: 9.38% ✓
• Cap rate: 50.27%
• Cash-on-cash: 157.07%
• DSCR: 7.99
• GRM: 0.9

CMA / ARV

• ARV (on-the-fly): $46,464
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Chapel Rd #515	0.00mi	1/1.0 (-1)	548 (+4%)	13mo	$50,000	$91	78
150 Chapel Rd #813	0.00mi	2/1.0	512 (-3%)	21mo	$45,000	$88	77
150 Chapel Rd #59	0.00mi	1/1.0 (-1)	552 (+4%)	15mo	$35,000	$63	75
150 Chapel Rd #11	0.00mi	1/1.0 (-1)	584 (+11%)	15mo	$10,000	$17	65
150 Chapel Rd #211	0.00mi	2/1.0	604 (+14%)	14mo	$75,000	$124	64
150 Chapel Rd #106	0.00mi	1/1.0 (-1)	588 (+11%)	21mo	$25,900	$44	59

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: —
• Equity multiple: 8.83×
• Total profit: $54,591
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 18.85×
• Total profit: $124,422
• Equity at exit: $2,153

Cash invested: $6,972 (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: 0.9×

Monthly cashflow live

• Estimated rent: $2,335 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$10 /mo · $123/yr
• Insurance: −$10
• HOA: −$781
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $913

Break-even live

Break-even rent $1,180

Max offer price $24,900

Occupancy floor 56%

Sensitivity live

Price	-10% $927	-5% $920	+0% $913	+5% $906	+10% $899
Rent	-10% $728	-5% $820	+0% $913	+5% $1,005	+10% $1,097
Rate	-1.0pp $925	-0.5pp $919	base $913	+0.5pp $906	+1.0pp $900

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $781 · $9,372/yr

Listing history 5 events

1. 2026-06-18
   days on market $24,900 Active 65 DOM
2. 2026-06-17
   days on market $24,900 Active 64 DOM
3. 2026-06-16
   days on market $24,900 Active 63 DOM
4. 2026-06-15
   remarks 679-char remark
5. 2026-06-15
   listed $24,900 Active 62 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: $123 · $10/mo
• Projected year-2 tax: $231 · $19/mo
• Expected delta: +$108/yr (+$9/mo · 87.7%)

ⓘ 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 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: $28,022
• − Mortgage interest: −$1,395
• − Property taxes: −$123
• − Insurance: −$124
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − HOA: −$9,372
• − Depreciation: −$724
• Taxable income: $11,800
• Est. tax owed @ 24.0%: −$2,832
• After-tax cash flow: $8,119/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

3 events — show timeline

• 2026-06-15 Relisted — MREIS
• 2025-12-22 Delisted — MREIS
• 2025-10-23 Listed $24,900 MREIS

Property tax history

+4.3%/yr

Latest (2025): $123 · +6.0% YoY. Source: county tax records.