Lot B Bothwell Ln · Wells, ME 04090

$530,000

3 bd · 1.5 ba · 1,410 sqft · SingleFamily · 620 Days on market

Built 2025 0.94 ac lot $376/sqft · 10% below area Est $587k · 10% under ↓ 8% since listing

---

Why this score? — see what drove the D- 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).

• ARV discount +11.9/15.0
• Schools +7.6/10.0
• Cash flow +6.9/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

Key facts

• Quiet and rural feel
• Part field with pond
• Partially wooded

Tags

• PARTIALLY WOODED
• PART FIELD WITH POND
• QUIET AND RURAL FEEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $530k.

Deal economics

• At list price, monthly cash flow is $-799 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (31.6% below list).
• Recommended offer: $363k (31.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 620 days — a 12% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $45k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $362,533 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 620 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.68% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $587,242
• List price: $530,000
• Delta: -9.75%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
Lot 14 Westhaven Ln	0.31mi	3/1.5	1,410 (0%)	14mo	$575,088	$408	74
Lot 1 Westhaven Ln	0.32mi	3/1.5	1,396 (-1%)	18mo	$496,846	$356	68
Lot 11 Westhaven Ln	0.32mi	3/2.0	1,341 (-5%)	14mo	$613,593	$458	64
Lot 6 Westhaven Ln	0.35mi	3/2.0	1,407 (-0%)	22mo	$563,330	$400	64
Lot 4 Westhaven Ln	0.31mi	3/2.0	1,340 (-5%)	23mo	$599,900	$448	56
Lot 5 Westhaven Ln	0.31mi	3/1.5	1,560 (+11%)	18mo	$565,754	$363	53
Lot 10 Westhaven Ln	0.32mi	3/2.0	1,572 (+12%)	19mo	$646,100	$411	48

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-136,698
• Equity at exit: $79,025

10-year hold

• IRR: -25.6%
• Equity multiple: -0.24×
• Total profit: $-184,314
• Equity at exit: $45,825

Cash invested: $148,400 (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: 12.2×

Monthly cashflow live

• Estimated rent: $3,625 medium
• Mortgage (P&I): −$2,779
• Tax est. 1.5%: −$662 /mo · $7,950/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$761
• Net cashflow: $-799

Break-even live

Break-even rent $4,636

Max offer price $414,427

Occupancy floor —

Sensitivity live

Price	-10% $-432	-5% $-616	+0% $-799	+5% $-982	+10% $-1,165
Rent	-10% $-1,085	-5% $-942	+0% $-799	+5% $-655	+10% $-512
Rate	-1.0pp $-532	-0.5pp $-664	base $-799	+0.5pp $-936	+1.0pp $-1,076

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: $132,500
• Closing costs: $15,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $530,000 Active 620 DOM
2. 2026-06-17
   days on market $530,000 Active 619 DOM
3. 2026-06-16
   days on market $530,000 Active 618 DOM
4. 2026-06-15
   days on market $530,000 Active 617 DOM
5. 2026-06-14
   days on market $530,000 Active 615 DOM
6. 2026-06-13
   days on market $530,000 Active 614 DOM
7. 2026-06-10
   days on market $530,000 Active 612 DOM
8. 2026-06-09
   days on market $530,000 Active 611 DOM
9. 2026-06-08
   days on market $530,000 Active 610 DOM
10. 2026-06-07
    days on market $530,000 Active 609 DOM
11. 2026-06-05
    days on market $530,000 Active 606 DOM
12. 2026-06-03
    days on market $530,000 Active 605 DOM
13. 2026-06-02
    days on market $530,000 Active 604 DOM
14. 2026-06-01
    days on market $530,000 Active 603 DOM
15. 2026-05-31
    days on market $530,000 Active 602 DOM
16. 2026-05-30
    days on market $530,000 Active 601 DOM
17. 2026-04-09
    price $530,000 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

18. 2026-04-02
    status Active 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

19. 2026-03-24
    historical 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

20. 2025-09-25
    status Active 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

21. 2025-09-24
    historical 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

22. 2025-09-12
    price $535,000 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

23. 2025-09-01
    price $550,000 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

24. 2024-09-26
    listed $575,000 Active 293-char remark

    Show marketing remark (293 chars)

    This lot will be split from 23 Bothwell Lane. Partially wooded, part field with pond. Conveniently located near the turnpike, while still boasting a quiet and rural feel. This is the spot to build that dream home in a beautiful Maine beach community! Builder has more build packages available.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,504
• − Mortgage interest: −$29,688
• − Property taxes: −$7,950
• − Insurance: −$2,650
• − Repairs & maintenance: −$3,480
• − Management: −$3,480
• − Depreciation: −$15,418
• Taxable loss: −$19,163
• Est. tax savings @ 24.0%: +$4,599
• After-tax cash flow: $-4,985/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

-7.8% since first listed

8 events — show timeline

• 2026-04-09 Price Changed $530,000 MREIS
• 2026-04-02 Relisted — MREIS
• 2026-03-24 Delisted — MREIS
• 2025-09-25 Relisted — MREIS
• 2025-09-24 Delisted — MREIS
• 2025-09-12 Price Changed $535,000 MREIS
• 2025-09-01 Price Changed $550,000 MREIS
• 2024-09-26 Listed $575,000 MREIS