100 Anna Robert Cir · Wells, ME 04090

$210,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 14 Days on market

Built 2002 Est $212k · at est. $500/mo HOA · 16% 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 +29.6/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.9/15.0
• 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

Enjoy easy living in the peaceful 55+ community of Sun N' Sea Village. The property is not seasonal. This well-maintained home offers a bright and inviting layout with a spacious living room, two large bedrooms, two full bathrooms, and a dedicated laundry room. A great feature of the layout is that the bedrooms and bathrooms are positioned on opposite ends of the home, offering added privacy and convenience for residents and guests alike. One of the standout features is the framed open porch, perfect for relaxing and enjoying the outdoors. The kitchen offers great functionality, and the seller has agreed to leave the refrigerator, dishwasher, and microwave with the property. Conveniently lo

Key facts

• Framed open porch
• Opposite ends layout
• Parking

Tags

• FRAMED OPEN PORCH
• DEDICATED LAUNDRY ROOM
• OPPOSITE ENDS LAYOUT
• 8 MINUTES FROM WELLS BEACH

Property features AI

Finance

• Financial info: Land lease required
• HOA & community: Has association; Monthly association fee of $500; One pet allowed (size limit applies)

Exterior

• Parking: Paved parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Mobile Home (single wide); Manufactured by Skyline; Built in 2002; Slab foundation
• Construction: Vinyl siding; Slab foundation
• Exterior features: Screened porch; Storage shed(s); Located in a mobile home park; Near public beach; Private road frontage

Interior

• Kitchen: Eat-in kitchen; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the first floor with walk-in closet; Second bedroom on the first floor with walk-in closet
• Flooring: Hardwood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Circuit breaker electrical
• Interior features: One-floor living; First-floor bedroom; Walk-in closet(s); 5 total rooms; Furnishing negotiable
• Laundry & utility: Main-level laundry; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).

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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000

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. 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.
4. 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.
5. 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: 1.52% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.53%
• DSCR: 1.69
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 Anna Robert Cir	0.05mi	2/2.0 (-1)	980 (0%)	12mo	$209,900	$214	83
90 Poplar Park Dr	0.68mi	2/1.5 (-1)	924 (-6%)	4mo	$200,000	$216	49
61 Poplar Park Dr	0.68mi	2/2.0 (-1)	938 (-4%)	10mo	$245,000	$261	48
392 Sanford Rd	0.59mi	2/1.5 (-1)	882 (-10%)	4mo	$250,000	$283	45
9 Spur Ln	0.69mi	2/1.0 (-1)	924 (-6%)	15mo	$140,000	$152	37

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $14,676
• Equity at exit: $31,312

10-year hold

• IRR: 15.8%
• Equity multiple: 2.30×
• Total profit: $76,169
• Equity at exit: $18,157

Cash invested: $58,800 (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: 5.5×

Monthly cashflow live

• Estimated rent: $3,202 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$80 /mo · $956/yr
• Insurance: −$88
• HOA: −$500
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $761

Break-even live

Break-even rent $2,239

Max offer price $210,000

Occupancy floor 71%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 12 events

1. 2026-06-18
   days on market $210,000 Active 14 DOM
2. 2026-06-17
   days on market $210,000 Active 13 DOM
3. 2026-06-16
   days on market $210,000 Active 12 DOM
4. 2026-06-15
   days on market $210,000 Active 11 DOM
5. 2026-06-14
   days on market $210,000 Active 9 DOM
6. 2026-06-13
   days on market $210,000 Active 8 DOM
7. 2026-06-10
   days on market $210,000 Active 6 DOM
8. 2026-06-09
   days on market $210,000 Active 5 DOM
9. 2026-06-08
   days on market $210,000 Active 4 DOM
10. 2026-06-07
    days on market $210,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $210,000 Active 1 DOM

ⓘ 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: $956 · $80/mo
• Projected year-2 tax: $1,906 · $159/mo
• Expected delta: +$950/yr (+$79/mo · 99.4%)

ⓘ 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 5/10 Major 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $38,420
• − Mortgage interest: −$11,763
• − Property taxes: −$956
• − Insurance: −$1,050
• − Repairs & maintenance: −$3,074
• − Management: −$3,074
• − HOA: −$6,000
• − Depreciation: −$6,109
• Taxable income: $6,394
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $7,596/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

1 event — show timeline

• 2026-05-19 Listed $210,000 MREIS

Property tax history

+5.5%/yr

Latest (2025): $956 · +55.2% YoY. Source: county tax records.