430 Post Rd #217 · Wells, ME 04090

$55,000

1 bd · 1.0 ba · 406 sqft · Manufactured public records · 67 Days on market

Built 2005 $135/sqft · 48% above area Est $56k · at est. $842/mo HOA · 44% of rent ↓ 8% 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 MLS

Charming 2005 Single-Bed Unit in Sought-After Meadowedge Resort - A Cozy Retreat! Welcome to your perfect getaway or downsized living opportunity at the beautiful Meadowedge Resort. This well-maintained 2005 single-bedroom unit offers the ideal blend of comfort, simplicity, and resort-style living. Property Highlights: 1 spacious bedroom with built-in storage Bright, open-plan living and dining area Functional kitchen with ample cabinetry Full bathroom with tub/shower combo Private deck - perfect for morning coffee or evening relaxation Resort Amenities: Peaceful, landscaped grounds On-site laundry and guest parking Community recreation areas (clubhouse, pool) Gated access for added security Located in a serene and friendly community, this unit is ideal for retirees, first-time buyers, or those looking for a vacation property. Meadowedge Resort is known for its well-kept grounds and warm, welcoming environment. Conveniently located near local shops, dining, and nature trails - with easy access to nearby towns and highways. Affordable resort living without compromising comfort or convenience! Don't miss this opportunity to own a slice of peaceful paradise. Contact us today to schedule a viewing or learn more!

Key facts

• Parking
• Built 2005
• Listed 67 days

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 $313 ($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: $52k (6.0% 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 67 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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: 3.46% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.37%
• DSCR: 2.08
• GRM: 2.4

CMA / ARV

• ARV (median comp): $55,846
• List price: $55,000
• Delta: -1.52%
• 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: 18.4%
• Equity multiple: 1.75×
• Total profit: $11,534
• Equity at exit: $8,201

10-year hold

• IRR: 27.1%
• Equity multiple: 3.46×
• Total profit: $37,835
• 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: −$38 /mo · $457/yr
• Insurance: −$23
• HOA: −$842
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $313

Break-even live

Break-even rent $1,508

Max offer price $55,000

Occupancy floor 79%

Sensitivity live

Price	-10% $344	-5% $328	+0% $313	+5% $297	+10% $282
Rent	-10% $162	-5% $238	+0% $313	+5% $388	+10% $463
Rate	-1.0pp $340	-0.5pp $327	base $313	+0.5pp $298	+1.0pp $284

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: landscapingpoolsecurity

Listing history 18 events

1. 2026-06-18
   days on market $55,000 Active 67 DOM
2. 2026-06-17
   days on market $55,000 Active 66 DOM
3. 2026-06-16
   days on market $55,000 Active 65 DOM
4. 2026-06-15
   days on market $55,000 Active 64 DOM
5. 2026-06-14
   days on market $55,000 Active 62 DOM
6. 2026-06-13
   days on market $55,000 Active 61 DOM
7. 2026-06-10
   days on market $55,000 Active 59 DOM
8. 2026-06-09
   days on market $55,000 Active 58 DOM
9. 2026-06-08
   days on market $55,000 Active 57 DOM
10. 2026-06-07
    days on market $55,000 Active 56 DOM
11. 2026-06-05
    days on market $55,000 Active 53 DOM
12. 2026-06-03
    days on market $55,000 Active 52 DOM
13. 2026-06-02
    days on market $55,000 Active 51 DOM
14. 2026-06-01
    days on market $55,000 Active 50 DOM
15. 2026-05-31
    days on market $55,000 Active 49 DOM
16. 2026-05-30
    days on market $55,000 Active 48 DOM
17. 2026-04-12
    listed $55,000 Active 1227-char remark

    Show marketing remark (1227 chars)

    Charming 2005 Single-Bed Unit in Sought-After Meadowedge Resort - A Cozy Retreat! Welcome to your perfect getaway or downsized living opportunity at the beautiful Meadowedge Resort. This well-maintained 2005 single-bedroom unit offers the ideal blend of comfort, simplicity, and resort-style living. Property Highlights: 1 spacious bedroom with built-in storage Bright, open-plan living and dining area Functional kitchen with ample cabinetry Full bathroom with tub/shower combo Private deck - perfect for morning coffee or evening relaxation Resort Amenities: Peaceful, landscaped grounds On-site laundry and guest parking Community recreation areas (clubhouse, pool) Gated access for added security Located in a serene and friendly community, this unit is ideal for retirees, first-time buyers, or those looking for a vacation property. Meadowedge Resort is known for its well-kept grounds and warm, welcoming environment. Conveniently located near local shops, dining, and nature trails - with easy access to nearby towns and highways. Affordable resort living without compromising comfort or convenience! Don't miss this opportunity to own a slice of peaceful paradise. Contact us today to schedule a viewing or learn more!

18. 2025-06-18
    price $60,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$146/yr (+$12/mo · 31.8%)

ⓘ 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: −$457
• − Insurance: −$275
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$10,104
• − Depreciation: −$1,600
• Taxable income: $3,676
• Est. tax owed @ 24.0%: −$882
• After-tax cash flow: $2,871/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

-8.3% since first listed

2 events — show timeline

• 2026-04-12 Listed $55,000 MREIS
• 2025-06-18 Price Changed $60,000 MREIS

Property tax history

+7.3%/yr

Latest (2025): $457 · +11.2% YoY. Source: county tax records.