430 Post Rd #327 · Wells, ME 04090

$74,900

1 bd · 1.0 ba · 420 sqft · Manufactured · 196 Days on market

Built 2025 Fair condition $178/sqft · 69% above area

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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
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meadowledge Resort offers an unique opportunity for seasonal living right here in the heart of Wells, Maine. Come spend your summers with us! Enjoy swimming in one of our two refreshing pools or get together with friends for a game of tennis at our tennis courts. Pickleball to come! Close to beaches and beautiful Ogunquit. New 1 BR home with Florida room.

Key facts

• Tennis courts
• Florida room
• Two refreshing pools

Tags

• TWO REFRESHING POOLS
• TENNIS COURTS
• CLOSE TO BEACHES
• FLORIDA ROOM

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $986 ($12k/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: $66k (12.0% 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 $518 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 $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.54% ✓
• Cap rate: 22.09%
• Cash-on-cash: 56.42%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (median comp): $44,448
• List price: $74,900
• Delta: 68.51%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 54.8%
• Equity multiple: 3.42×
• Total profit: $50,694
• Equity at exit: $11,168

10-year hold

• IRR: 59.9%
• Equity multiple: 6.97×
• Total profit: $125,128
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,124/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $986

Break-even live

Break-even rent $655

Max offer price $74,900

Occupancy floor 43%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $74,900 Active 196 DOM
2. 2026-06-17
   days on market $74,900 Active 195 DOM
3. 2026-06-16
   days on market $74,900 Active 194 DOM
4. 2026-06-15
   days on market $74,900 Active 193 DOM
5. 2026-06-14
   days on market $74,900 Active 191 DOM
6. 2026-06-13
   days on market $74,900 Active 190 DOM
7. 2026-06-10
   days on market $74,900 Active 188 DOM
8. 2026-06-09
   days on market $74,900 Active 187 DOM
9. 2026-06-08
   days on market $74,900 Active 186 DOM
10. 2026-06-07
    days on market $74,900 Active 185 DOM
11. 2026-06-05
    days on market $74,900 Active 182 DOM
12. 2026-06-03
    days on market $74,900 Active 181 DOM
13. 2026-06-02
    days on market $74,900 Active 180 DOM
14. 2026-06-01
    days on market $74,900 Active 179 DOM
15. 2026-05-31
    days on market $74,900 Active 178 DOM
16. 2026-05-30
    days on market $74,900 Active 177 DOM
17. 2025-12-04
    listed $74,900 Active 357-char remark

    Show marketing remark (357 chars)

    Meadowledge Resort offers an unique opportunity for seasonal living right here in the heart of Wells, Maine. Come spend your summers with us! Enjoy swimming in one of our two refreshing pools or get together with friends for a game of tennis at our tennis courts. Pickleball to come! Close to beaches and beautiful Ogunquit. New 1 BR home with Florida room.

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

Taxation est. · year 1

• Rental income: $22,841
• − Mortgage interest: −$4,196
• − Property taxes: −$1,124
• − Insurance: −$374
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$2,179
• Taxable income: $11,314
• Est. tax owed @ 24.0%: −$2,715
• After-tax cash flow: $9,117/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.

Condition & rehab AI · 0 photos

Fair 40/100 Cosmetic rehab

This manufactured home requires minor repairs and maintenance to improve its condition and value. Updates to the interior walls, flooring, and kitchen countertops would significantly enhance its resale and rental potential.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor repair or replacement needed.
• Minor Bathroom shower curtain — Old and likely in need of replacement.

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Rental Replace worn flooring — New flooring improves comfort and reduces maintenance costs.
• Resale Update kitchen countertops — Modern countertops increase the home's appeal and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance suggests minor repair or replacement needed.	Minor	$500–3,000
Bathroom shower curtain · Old and likely in need of replacement.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Rental Replace worn flooring — New flooring improves comfort and reduces maintenance costs. ↑
• Resale Update kitchen countertops — Modern countertops increase the home's appeal and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 2025-12-04 Listed $74,900 Zillow