580 Hiltons Ln #4 · Wells, ME 04090

$99,000

1 bd · 1.0 ba · 370 sqft · Manufactured public records · 84 Days on market

Built 2017 $268/sqft · 200% above area $500/mo HOA · 27% of rent ↓ 14% 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
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your someday dreams come true! This upscale vacation camp is located in a very desirable community. Situated on a large corner lot you will have plenty of room to relax, entertain and store all of the beach toys. This 2017 special edition Kropf built loft unit has all of comforts of home. The kitchen features stainless steel appliances and warm wood tones in the cabinetry. You will enjoy the fireplace on cool nights. Relax in the tastefully decorated, spacious 8 X 30 sunroom The loft provides extra sleeping and storage space. (2nd bedroom is loft) The resort fee is $5,995 per year and includes lodging tax, water, sewer, trash and basic cable. Find your vacation escape here in a wooded setting with fire pits, and a swimming pool. Coastal Pines in Wells is a seasonal park that is close to Ogunquit Beach, The Ogunquit Playhouse and many fantastic restaurants and shops. 1 dog allowed. No rentals allowed.

Key facts

• Built 2017
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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: 1.89% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 4.4

CMA / ARV

• ARV (median comp): $54,824
• List price: $99,000
• Delta: 80.58%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
580 Hiltons Ln #13	0.00mi	1/1.0	396 (+7%)	13mo	$89,900	$227	77
580 Hiltons Ln #63	0.00mi	1/1.0	404 (+9%)	22mo	$65,000	$161	67

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: 7.3%
• Equity multiple: 1.28×
• Total profit: $7,879
• Equity at exit: $14,761

10-year hold

• IRR: 16.7%
• Equity multiple: 2.39×
• Total profit: $38,470
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$51 /mo · $607/yr
• Insurance: −$41
• HOA: −$500
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $371

Break-even live

Break-even rent $1,406

Max offer price $99,000

Occupancy floor 75%

Sensitivity live

Price	-10% $427	-5% $399	+0% $371	+5% $343	+10% $315
Rent	-10% $223	-5% $297	+0% $371	+5% $445	+10% $519
Rate	-1.0pp $421	-0.5pp $396	base $371	+0.5pp $345	+1.0pp $319

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: watersewertrashcablepool

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 84 DOM
2. 2026-06-17
   days on market $99,000 Active 83 DOM
3. 2026-06-16
   days on market $99,000 Active 82 DOM
4. 2026-06-15
   days on market $99,000 Active 81 DOM
5. 2026-06-14
   days on market $99,000 Active 79 DOM
6. 2026-06-13
   days on market $99,000 Active 78 DOM
7. 2026-06-10
   days on market $99,000 Active 76 DOM
8. 2026-06-09
   days on market $99,000 Active 75 DOM
9. 2026-06-08
   days on market $99,000 Active 74 DOM
10. 2026-06-07
    days on market $99,000 Active 73 DOM
11. 2026-06-05
    days on market $99,000 Active 70 DOM
12. 2026-06-03
    days on market $99,000 Active 69 DOM
13. 2026-06-02
    days on market $99,000 Active 68 DOM
14. 2026-06-01
    days on market $99,000 Active 67 DOM
15. 2026-05-31
    days on market $99,000 Active 66 DOM
16. 2026-05-30
    days on market $99,000 Active 65 DOM
17. 2026-04-10
    price $99,000 918-char remark

    Show marketing remark (918 chars)

    Make your someday dreams come true! This upscale vacation camp is located in a very desirable community. Situated on a large corner lot you will have plenty of room to relax, entertain and store all of the beach toys. This 2017 special edition Kropf built loft unit has all of comforts of home. The kitchen features stainless steel appliances and warm wood tones in the cabinetry. You will enjoy the fireplace on cool nights. Relax in the tastefully decorated, spacious 8 X 30 sunroom The loft provides extra sleeping and storage space. (2nd bedroom is loft) The resort fee is $5,995 per year and includes lodging tax, water, sewer, trash and basic cable. Find your vacation escape here in a wooded setting with fire pits, and a swimming pool. Coastal Pines in Wells is a seasonal park that is close to Ogunquit Beach, The Ogunquit Playhouse and many fantastic restaurants and shops. 1 dog allowed. No rentals allowed.

18. 2026-03-26
    listed $95,000 Active 918-char remark

    Show marketing remark (918 chars)

    Make your someday dreams come true! This upscale vacation camp is located in a very desirable community. Situated on a large corner lot you will have plenty of room to relax, entertain and store all of the beach toys. This 2017 special edition Kropf built loft unit has all of comforts of home. The kitchen features stainless steel appliances and warm wood tones in the cabinetry. You will enjoy the fireplace on cool nights. Relax in the tastefully decorated, spacious 8 X 30 sunroom The loft provides extra sleeping and storage space. (2nd bedroom is loft) The resort fee is $5,995 per year and includes lodging tax, water, sewer, trash and basic cable. Find your vacation escape here in a wooded setting with fire pits, and a swimming pool. Coastal Pines in Wells is a seasonal park that is close to Ogunquit Beach, The Ogunquit Playhouse and many fantastic restaurants and shops. 1 dog allowed. No rentals allowed.

19. 2025-10-24
    price $95,000
20. 2025-10-16
    price $99,500
21. 2025-09-03
    price $109,900
22. 2025-07-29
    price $115,000

ⓘ 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: $607 · $51/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$370/yr (+$31/mo · 60.9%)

ⓘ 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 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,512
• − Mortgage interest: −$5,546
• − Property taxes: −$607
• − Insurance: −$495
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − HOA: −$6,000
• − Depreciation: −$2,880
• Taxable income: $3,382
• Est. tax owed @ 24.0%: −$812
• After-tax cash flow: $3,641/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

-13.9% since first listed

6 events — show timeline

• 2026-04-10 Price Changed $99,000 MREIS
• 2026-03-26 Listed $95,000 MREIS
• 2025-10-24 Price Changed $95,000 MREIS
• 2025-10-16 Price Changed $99,500 MREIS
• 2025-09-03 Price Changed $109,900 MREIS
• 2025-07-29 Price Changed $115,000 MREIS

Property tax history

+5.6%/yr

Latest (2025): $607 · +17.4% YoY. Source: county tax records.