412 Post Rd Unit D3 · Wells, ME 04090

$374,900

2 bd · 1.0 ba · 540 sqft · Condo public records · 48 Days on market

Built 2008 $694/sqft · 81% above area Est $277k · 36% over $313/mo HOA · 4% of rent

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

Listing remarks MLS

The best of vacation living at Beach Dreams resort. This property is turn key and ready for you to enjoy all it has to offer! 3 pools, tennis courts, gym, clubhouse with activities. This cottage comes fully furnished and has rental opportunity galore. Pets are allowed. This cottage is a year round home and located just outside of the gates. Great landscaping and lots of outdoor areas to enjoy the resort to its fullest. Only 90 minutes from Boston!

Key facts

• $313 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• HOA & community: Association with clubhouse; Association fee $940 quarterly; Pets allowed with other restrictions; Community of 2 units

Exterior

• Parking: Common parking; Gravel parking; 1–4 spaces available
• Utilities: Public water; Public sewer; Electric service with circuit breakers
• Home design: Condominium; Townhouse; Built in 2008; Facing information not provided
• Construction: Wood frame with vinyl siding; Shingle roof; Slab foundation
• Exterior features: Deck; Tennis court(s); Intown location; Near golf course; Near public beach; Near shopping; Near turnpike/interstate; Near railroad; Level lot; Paved road

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedroom 1 (first level); Bedroom 2 (first level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: One-floor living; Shower; Furnished; Exterior basement entry with crawl space
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $375k.

Deal economics

• At list price, monthly cash flow is $4k ($45k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $375k).
• Recommended offer: $364k (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 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.
• Current owner paid $157k; list at $375k implies a 139% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.13% ✓
• Cap rate: 18.30%
• Cash-on-cash: 42.87%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (median comp): $276,532
• List price: $374,900
• Delta: 35.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 39.7%
• Equity multiple: 2.70×
• Total profit: $178,185
• Equity at exit: $55,899

10-year hold

• IRR: 46.0%
• Equity multiple: 5.41×
• Total profit: $463,117
• Equity at exit: $32,415

Cash invested: $104,972 (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: 3.9×

Monthly cashflow live

• Estimated rent: $7,992 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$129 /mo · $1,543/yr
• Insurance: −$156
• HOA: −$313
• Vacancy / Maint / Mgmt: −$1,678
• Net cashflow: $3,750

Break-even live

Break-even rent $3,245

Max offer price $374,900

Occupancy floor 48%

Sensitivity live

Price	-10% $3,962	-5% $3,856	+0% $3,750	+5% $3,644	+10% $3,538
Rent	-10% $3,119	-5% $3,434	+0% $3,750	+5% $4,066	+10% $4,381
Rate	-1.0pp $3,939	-0.5pp $3,845	base $3,750	+0.5pp $3,653	+1.0pp $3,554

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
392 Post Rd Unit 1532216P Wells, ME	2.0	1.0	710	$7,992	$11.26	21d	1	0.27mi

HOA detail condo

• Monthly dues: $313 · $3,756/yr
• Likely covers: landscapingpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $374,900 Active 48 DOM
2. 2026-06-17
   days on market $374,900 Active 47 DOM
3. 2026-06-16
   days on market $374,900 Active 46 DOM
4. 2026-06-15
   days on market $374,900 Active 45 DOM
5. 2026-06-14
   days on market $374,900 Active 43 DOM
6. 2026-06-13
   days on market $374,900 Active 42 DOM
7. 2026-06-10
   days on market $374,900 Active 40 DOM
8. 2026-06-09
   days on market $374,900 Active 39 DOM
9. 2026-06-08
   days on market $374,900 Active 38 DOM
10. 2026-06-07
    days on market $374,900 Active 37 DOM
11. 2026-06-05
    pricedays on market $374,900 Active 34 DOM
12. 2026-06-03
    days on market $389,900 Active 33 DOM
13. 2026-06-02
    days on market $389,900 Active 32 DOM
14. 2026-06-01
    days on market $389,900 Active 31 DOM
15. 2026-05-31
    days on market $389,900 Active 30 DOM
16. 2026-05-30
    days on market $389,900 Active 29 DOM
17. 2026-05-01
    listed $389,900 Active 1321-char remark
18. 2016-05-27
    soldstatus $157,000 Sold 451-char remark

    Show marketing remark (451 chars)

    The best of vacation living at Beach Dreams resort. This property is turn key and ready for you to enjoy all it has to offer! 3 pools, tennis courts, gym, clubhouse with activities. This cottage comes fully furnished and has rental opportunity galore. Pets are allowed. This cottage is a year round home and located just outside of the gates. Great landscaping and lots of outdoor areas to enjoy the resort to its fullest. Only 90 minutes from Boston!

19. 2016-04-18
    status Pending 451-char remark

    Show marketing remark (451 chars)

    The best of vacation living at Beach Dreams resort. This property is turn key and ready for you to enjoy all it has to offer! 3 pools, tennis courts, gym, clubhouse with activities. This cottage comes fully furnished and has rental opportunity galore. Pets are allowed. This cottage is a year round home and located just outside of the gates. Great landscaping and lots of outdoor areas to enjoy the resort to its fullest. Only 90 minutes from Boston!

20. 2016-04-06
    listed $159,000 Active 451-char remark

    Show marketing remark (451 chars)

    The best of vacation living at Beach Dreams resort. This property is turn key and ready for you to enjoy all it has to offer! 3 pools, tennis courts, gym, clubhouse with activities. This cottage comes fully furnished and has rental opportunity galore. Pets are allowed. This cottage is a year round home and located just outside of the gates. Great landscaping and lots of outdoor areas to enjoy the resort to its fullest. Only 90 minutes from Boston!

ⓘ 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: $1,543 · $129/mo
• Projected year-2 tax: $3,321 · $277/mo
• Expected delta: +$1,778/yr (+$148/mo · 115.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $95,904
• − Mortgage interest: −$21,000
• − Property taxes: −$1,543
• − Insurance: −$1,874
• − Repairs & maintenance: −$7,672
• − Management: −$7,672
• − HOA: −$3,756
• − Depreciation: −$10,906
• Taxable income: $41,479
• Est. tax owed @ 24.0%: −$9,955
• After-tax cash flow: $35,043/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

+134.5% since first listed

7 events — show timeline

• 2026-06-04 Price Changed $374,900 MREIS
• 2026-05-01 Listed $389,900 MREIS
• 2016-05-27 Sold (MLS) $157,000 MREIS
• 2016-04-18 Pending — MREIS
• 2016-04-06 Listed $159,000 MREIS
• 2015-09-08 Delisted — MREIS
• 2015-05-29 Listed $159,900 MREIS

Property tax history

+2.4%/yr

Latest (2025): $1,543 · +6.3% YoY. Source: county tax records.