2196 Sanford Rd #46 · Sanford, ME 04090

$162,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 214 Days on market

Built 1993 $170/sqft · at area comps Est $164k · at est. $450/mo HOA · 18% 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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.2/15.0
• Schools +7.6/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

Key facts

• Recent updates
• Remodeled bathroom
• Breakfast bar

Tags

• INVITING OPEN-CONCEPT LAYOUT
• BREAKFAST BAR
• DEDICATED DINING AREA
• GENEROUS CLOSET SPACE
• RECENT UPDATES
• REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $162k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $162k).
• Recommended offer: $143k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 3.9% in Sanford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#13 in ME, #1,148 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+.
• 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.
• Zoned schools: Wells Elementary School (math 87% / reading 91%, grade A+, #73 of 294 statewide, top 25%, 551 students, 15% FRL); Wells Junior High School (math 86% / reading 90%, grade A+, #27 of 85 statewide, top 31%, 441 students, 19% FRL); Wells High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 415 students, 10% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 272 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

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 $142,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.55% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.92%
• DSCR: 1.66
• GRM: 5.4

CMA / ARV

• ARV (median comp): $164,473
• List price: $162,000
• Delta: -1.50%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2196 Sanford Rd #40	0.00mi	2/1.5	980 (+3%)	10mo	$150,000	$153	85
2196 Sanford Rd #41	0.00mi	3/2.0 (+1)	924 (-3%)	18mo	$120,000	$130	75
2196 Sanford Rd #49	0.00mi	2/2.0	896 (-6%)	22mo	$120,000	$134	72

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: 5.6%
• Equity multiple: 1.22×
• Total profit: $9,898
• Equity at exit: $24,155

10-year hold

• IRR: 15.1%
• Equity multiple: 2.23×
• Total profit: $55,785
• Equity at exit: $14,007

Cash invested: $45,360 (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: 272
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $2,513 medium
• Mortgage (P&I): −$850
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$68
• HOA: −$450
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $564

Break-even live

Break-even rent $1,799

Max offer price $162,000

Occupancy floor 73%

Sensitivity live

Price	-10% $656	-5% $610	+0% $564	+5% $518	+10% $472
Rent	-10% $366	-5% $465	+0% $564	+5% $663	+10% $763
Rate	-1.0pp $646	-0.5pp $605	base $564	+0.5pp $522	+1.0pp $479

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-22
   days on market $162,000 Active 214 DOM
2. 2026-06-18
   days on market $162,000 Active 211 DOM
3. 2026-06-17
   days on market $162,000 Active 210 DOM
4. 2026-06-16
   days on market $162,000 Active 209 DOM
5. 2026-06-15
   days on market $162,000 Active 208 DOM
6. 2026-06-14
   days on market $162,000 Active 206 DOM
7. 2026-06-13
   days on market $162,000 Active 205 DOM
8. 2026-06-10
   days on market $162,000 Active 203 DOM
9. 2026-06-09
   days on market $162,000 Active 202 DOM
10. 2026-06-08
    days on market $162,000 Active 201 DOM
11. 2026-06-07
    days on market $162,000 Active 200 DOM
12. 2026-06-05
    days on market $162,000 Active 197 DOM
13. 2026-06-03
    days on market $162,000 Active 196 DOM
14. 2026-06-02
    days on market $162,000 Active 195 DOM
15. 2026-06-01
    days on market $162,000 Active 194 DOM
16. 2026-05-31
    days on market $162,000 Active 193 DOM
17. 2026-05-30
    days on market $162,000 Active 192 DOM
18. 2026-03-25
    status Active 1369-char remark

    Show marketing remark (1369 chars)

    Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

19. 2026-01-21
    historical Active Under Contract 1369-char remark

    Show marketing remark (1369 chars)

    Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

20. 2025-12-18
    status Active 1369-char remark

    Show marketing remark (1369 chars)

    Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

21. 2025-12-16
    historical Active Under Contract 1369-char remark

    Show marketing remark (1369 chars)

    Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

22. 2025-11-19
    listed $162,000 Active 1369-char remark

    Show marketing remark (1369 chars)

    Back on the market at no fault to Seller! This beautifully updated 2-bedroom, 1-bath mobile home sits toward the back of the park, offering rare privacy and peaceful open space. Whether you're seeking an affordable year-round home or a relaxing seasonal getaway, this property delivers exceptional value just minutes from Wells' stunning beaches, restaurants, and attractions. Step inside to an inviting open-concept, one-floor-living layout that makes everyday living easy. The spacious living room flows seamlessly into the kitchen, where a breakfast bar creates the perfect spot for morning coffee, quick meals, or chatting with guests while you cook. A dedicated dining area adds flexibility for both casual and sit-down meals. Each bedroom is thoughtfully positioned at opposite ends of the home for added privacy, and both feature generous closet space. Recent updates ensure confidence and comfort, including new flooring throughout, a remodeled bathroom, a newer furnace, and a newer water heater. Outside, enjoy the quiet setting, fresh air, and opportunity to create your outdoor space. With easy access to the turnpike, shopping, dining, and some of Maine's most beautiful beaches, this well-maintained home in High Pine Park is ready for its next owner. Affordable, move-in ready, and perfectly located. This is coastal living made simple. Motivated Seller.

23. 2025-09-23
    soldstatus $145,000 Closed 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to High Pine Park! This charming two-bedroom, one-bath home offers privacy, comfort, and unbeatable value. Located just minutes from the beautiful beaches of Wells and all the local attractions, it's the perfect spot for year-round living or a seasonal retreat. This home is located at the back of the park, where you can enjoy the open space that will remain undeveloped—ideal for quiet mornings or relaxing evenings on your new front porch. Step inside to the open concept living space perfect for entertaining. Upon entering the home, you're immediately greeted by the spacious living room that offers comfort and opens up to the kitchen. The kitchen features a breakfast bar, ideal for a quick bite or your morning coffee. Just steps away, a dedicated dining area offers space for sit-down meals, making this layout perfect for both casual and formal dining. Each bedroom is positioned at opposite ends of the home for added privacy and features large closets for ample storage. Recent upgrades include new flooring throughout, a remodeled bathroom, a new furnace, and a new water heater. Whether you're looking for your first home or searching for a seasonal retreat, this well-maintained home in High Pine Park has it all!

24. 2025-09-10
    status Pending 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to High Pine Park! This charming two-bedroom, one-bath home offers privacy, comfort, and unbeatable value. Located just minutes from the beautiful beaches of Wells and all the local attractions, it's the perfect spot for year-round living or a seasonal retreat. This home is located at the back of the park, where you can enjoy the open space that will remain undeveloped—ideal for quiet mornings or relaxing evenings on your new front porch. Step inside to the open concept living space perfect for entertaining. Upon entering the home, you're immediately greeted by the spacious living room that offers comfort and opens up to the kitchen. The kitchen features a breakfast bar, ideal for a quick bite or your morning coffee. Just steps away, a dedicated dining area offers space for sit-down meals, making this layout perfect for both casual and formal dining. Each bedroom is positioned at opposite ends of the home for added privacy and features large closets for ample storage. Recent upgrades include new flooring throughout, a remodeled bathroom, a new furnace, and a new water heater. Whether you're looking for your first home or searching for a seasonal retreat, this well-maintained home in High Pine Park has it all!

25. 2025-09-04
    listed $159,900 Active 1243-char remark

    Show marketing remark (1243 chars)

    Welcome to High Pine Park! This charming two-bedroom, one-bath home offers privacy, comfort, and unbeatable value. Located just minutes from the beautiful beaches of Wells and all the local attractions, it's the perfect spot for year-round living or a seasonal retreat. This home is located at the back of the park, where you can enjoy the open space that will remain undeveloped—ideal for quiet mornings or relaxing evenings on your new front porch. Step inside to the open concept living space perfect for entertaining. Upon entering the home, you're immediately greeted by the spacious living room that offers comfort and opens up to the kitchen. The kitchen features a breakfast bar, ideal for a quick bite or your morning coffee. Just steps away, a dedicated dining area offers space for sit-down meals, making this layout perfect for both casual and formal dining. Each bedroom is positioned at opposite ends of the home for added privacy and features large closets for ample storage. Recent upgrades include new flooring throughout, a remodeled bathroom, a new furnace, and a new water heater. Whether you're looking for your first home or searching for a seasonal retreat, this well-maintained home in High Pine Park has it all!

26. 2018-09-14
    soldstatus $40,000 Sold
27. 2018-08-14
    status Pending
28. 2018-08-09
    listed $40,000 Active

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$779/yr (+$65/mo · 120.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥92°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: $30,151
• − Mortgage interest: −$9,075
• − Property taxes: −$646
• − Insurance: −$810
• − Repairs & maintenance: −$2,412
• − Management: −$2,412
• − HOA: −$5,400
• − Depreciation: −$4,713
• Taxable income: $4,684
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $5,645/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 — Sanford

• Score: 82/100
• State rank: #13
• US rank: #1148

Category grades

Amenities B+ Commute A+ Cost of living A Crime B- Employment C Housing A+ Health & safety A+ User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,414
• 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

+305.0% since first listed

11 events — show timeline

• 2026-03-25 Relisted — MREIS
• 2026-01-21 Contingent — MREIS
• 2025-12-18 Relisted — MREIS
• 2025-12-16 Contingent — MREIS
• 2025-11-19 Listed $162,000 MREIS
• 2025-09-23 Sold (MLS) $145,000 MREIS
• 2025-09-10 Pending — MREIS
• 2025-09-04 Listed $159,900 MREIS
• 2018-09-14 Sold (MLS) $40,000 MREIS
• 2018-08-14 Pending — MREIS
• 2018-08-09 Listed $40,000 MREIS

Property tax history

+4.7%/yr

Latest (2025): $646 · +44.2% YoY. Source: county tax records.