2196 Sanford Rd #25 · Wells, ME 04090

$359,900

3 bd · 2.0 ba · 1,539 sqft · Manufactured public records · 21 Days on market

Built 2021 Est $263k · 37% over $495/mo HOA · 12% of rent

---

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).

• Cash flow +20.5/30.0
• Schools +7.6/10.0
• DSCR +6.5/10.0
• 1% rule +6.0/10.0
• 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

Brand new 2 bedroom, 2 bath Double wide to be set in a pleasant park on lot #25. Great place for a summer home or year round living, close to major routes, shopping and beaches, all in a comfortable country park. Choice of 2 different models: The Catena or The Lodge, see pictures of different models.

Key facts

• Walk-in closet
• Open-concept layout
• Electric fireplaces

Tags

• OPEN-CONCEPT LAYOUT
• WALK-IN CLOSET
• OVERSIZED WALK-IN SHOWER
• ELECTRIC FIREPLACES
• DEDICATED LAUNDRY ROOM
• LARGE PATIO-FACING WINDOWS

Property features AI

Finance

• Other: Zoning: Residential
• Financial info: Land lease applies
• HOA & community: Homeowners association with a $495 monthly fee; Located in High Pine Mobile Home Court

Exterior

• Parking: Detached 2-car garage with storage above; Gravel parking with 1–4 spaces
• Utilities: Private water; Private sewer; Electric service with circuit breakers
• Home design: Mobile home (double wide); Champion make; Built in 2021; Measured above-grade finished area 1,434
• Construction: Vinyl siding construction; Shingle roof
• Exterior features: Deck; Patio; Shed(s); Located in a mobile home park; Interior, level lot; Near turnpike/interstate and near railroad; Private road frontage; Gravel and dirt road surface

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor with double vanity, full bath, suite; Two additional first-floor bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Circuit breaker electrical
• Interior features: One-floor living; 1st-floor bedroom; 1st-floor primary bedroom with bath; Pantry; Shower; Walk-in closets; Generator; Two fireplaces; Total of 6 rooms
• Laundry & utility: Laundry on main level with washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k.

Deal economics

• At list price, monthly cash flow is $474 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $360k).
• Recommended offer: $355k (1.5% below list) — sets the bar for market timing.

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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $175k; list at $360k implies a 106% gain — meaningful room to come down on a strong offer.

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 $354,501 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $263,169
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2196 Sanford Rd #51	0.00mi	3/2.0	1,624 (+6%)	2mo	$265,000	$163	89
2196 Sanford Rd #5	0.00mi	2/2.0 (-1)	1,428 (-7%)	10mo	$244,000	$171	75

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-27,939
• Equity at exit: $53,662

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $15,248
• Equity at exit: $31,118

Cash invested: $100,772 (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: 7.6×

Monthly cashflow live

• Estimated rent: $3,966 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$150
• HOA: −$495
• Vacancy / Maint / Mgmt: −$833
• Net cashflow: $474

Break-even live

Break-even rent $3,365

Max offer price $359,900

Occupancy floor 83%

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 17 events

1. 2026-06-18
   days on market $359,900 Active 21 DOM
2. 2026-06-17
   days on market $359,900 Active 20 DOM
3. 2026-06-16
   days on market $359,900 Active 19 DOM
4. 2026-06-15
   days on market $359,900 Active 18 DOM
5. 2026-06-14
   days on market $359,900 Active 16 DOM
6. 2026-06-13
   days on market $359,900 Active 15 DOM
7. 2026-06-10
   statusdays on market $359,900 Active 13 DOM
8. 2026-06-05
   status $359,900 Pending 12 DOM
9. 2026-06-03
   days on market $359,900 Active 12 DOM
10. 2026-06-02
    days on market $359,900 Active 11 DOM
11. 2026-06-01
    days on market $359,900 Active 10 DOM
12. 2026-05-31
    days on market $359,900 Active 9 DOM
13. 2026-05-30
    days on market $359,900 Active 8 DOM
14. 2026-05-22
    listed $359,900 Active
15. 2021-10-08
    soldstatus $175,000 Closed 303-char remark

    Show marketing remark (303 chars)

    Brand new 2 bedroom, 2 bath Double wide to be set in a pleasant park on lot #25. Great place for a summer home or year round living, close to major routes, shopping and beaches, all in a comfortable country park. Choice of 2 different models: The Catena or The Lodge, see pictures of different models.

16. 2021-05-18
    status Pending 303-char remark

    Show marketing remark (303 chars)

    Brand new 2 bedroom, 2 bath Double wide to be set in a pleasant park on lot #25. Great place for a summer home or year round living, close to major routes, shopping and beaches, all in a comfortable country park. Choice of 2 different models: The Catena or The Lodge, see pictures of different models.

17. 2021-05-14
    listed $175,000 Active 303-char remark

    Show marketing remark (303 chars)

    Brand new 2 bedroom, 2 bath Double wide to be set in a pleasant park on lot #25. Great place for a summer home or year round living, close to major routes, shopping and beaches, all in a comfortable country park. Choice of 2 different models: The Catena or The Lodge, see pictures of different models.

ⓘ 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: $1,514 · $126/mo
• Projected year-2 tax: $3,204 · $267/mo
• Expected delta: +$1,690/yr (+$141/mo · 111.6%)

ⓘ 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: $47,588
• − Mortgage interest: −$20,160
• − Property taxes: −$1,514
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,807
• − Management: −$3,807
• − HOA: −$5,940
• − Depreciation: −$10,470
• Taxable income: $91
• Est. tax owed @ 24.0%: −$22
• After-tax cash flow: $5,671/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

+105.7% since first listed

4 events — show timeline

• 2026-05-22 Listed $359,900 MREIS
• 2021-10-08 Sold (MLS) $175,000 MREIS
• 2021-05-18 Pending — MREIS
• 2021-05-14 Listed $175,000 MREIS

Property tax history

+15.8%/yr

Latest (2025): $1,514 · +18.5% YoY. Source: county tax records.