430 Post Rd #125 · Wells, ME 04090

$74,900

1 bd · 1.0 ba · 438 sqft · Manufactured public records · 42 Days on market

Built 2004 $171/sqft · 84% above area Est $56k · 34% over

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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
• 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

Sunny Fully Furnished Open Concept, Central AC, Gas Range, Full Size Appliances, Large Kitchen Island, Living room Sunroom Current owner uses portion of Sunroom as 2nd bedroom. Master with Built-ins. Large Corner Lot just a few steps to Heated Swimming Pool. Meadowledge Resort includes Three Heated Pools, two clubhouses, pool, tennis and basketball, . Take the Trolley from Resort Entrance to all of the area amenities. Close to beach, Golfing, Amtrak and highway. Located in the heart of one of the Northeast's most popular resort locations!

Key facts

• Spacious kitchen
• Sunroom
• Large island

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• LARGE ISLAND
• FULL-SIZE APPLIANCES
• GAS RANGE
• SUNROOM

Property features AI

Finance

• Other: Zoning: RA
• HOA & community: Pets allowed with other restrictions; Community clubhouse; Land lease community

Exterior

• Parking: Gravel parking with 1–4 spaces; 2-car vehicle storage
• Utilities: Public water; Public sewer; Electric service with underground feed and circuit breakers; Electric water heater
• Home design: Mobile home; Built in 2004; Shingle roof; Entry and living on one level; Facing direction not specified
• Construction: Vinyl siding construction; Mobile construction type; 2004 construction
• Exterior features: Glass-enclosed porch; Porch; In-ground pool; Tennis court(s); Well landscaped corner, level interior lot; Near golf course, public beach, shopping, turnpike/interstate, and town; Neighborhood setting; Private paved road frontage

Interior

• Kitchen: Eat-in kitchen; Refrigerator; Microwave; Gas Range; Dishwasher; Cathedral ceiling in kitchen
• Bedrooms: Bedroom on the first floor with built-ins, cathedral ceiling, and closet
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Thermostat (energy efficient)
• Interior features: One-floor living; 1st floor bedroom; Shower; Storage; Double-pane windows; Furnished
• Laundry & utility: Main level / 1st floor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% 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 $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.56% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.28%
• DSCR: 3.68
• GRM: 3.3

CMA / ARV

• ARV (median comp): $55,916
• List price: $74,900
• Delta: 33.95%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.0%
• Equity multiple: 3.62×
• Total profit: $54,956
• Equity at exit: $11,168

10-year hold

• IRR: 63.8%
• Equity multiple: 7.40×
• Total profit: $134,235
• Equity at exit: $6,476

Cash invested: $20,972 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $472/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $1,053

Break-even live

Break-even rent $586

Max offer price $74,900

Occupancy floor 40%

Sensitivity live

Price	-10% $1,096	-5% $1,075	+0% $1,053	+5% $1,032	+10% $1,011
Rent	-10% $902	-5% $978	+0% $1,053	+5% $1,129	+10% $1,205
Rate	-1.0pp $1,091	-0.5pp $1,073	base $1,053	+0.5pp $1,034	+1.0pp $1,014

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $74,900 Active 42 DOM
2. 2026-06-17
   days on market $74,900 Active 41 DOM
3. 2026-06-16
   days on market $74,900 Active 40 DOM
4. 2026-06-15
   days on market $74,900 Active 39 DOM
5. 2026-06-14
   days on market $74,900 Active 37 DOM
6. 2026-06-13
   days on market $74,900 Active 36 DOM
7. 2026-06-10
   days on market $74,900 Active 34 DOM
8. 2026-06-09
   days on market $74,900 Active 33 DOM
9. 2026-06-08
   days on market $74,900 Active 32 DOM
10. 2026-06-07
    days on market $74,900 Active 31 DOM
11. 2026-06-05
    days on market $74,900 Active 28 DOM
12. 2026-06-03
    days on market $74,900 Active 27 DOM
13. 2026-06-02
    days on market $74,900 Active 26 DOM
14. 2026-06-01
    days on market $74,900 Active 25 DOM
15. 2026-05-31
    days on market $74,900 Active 24 DOM
16. 2026-05-30
    days on market $74,900 Active 23 DOM
17. 2026-05-07
    listed $74,900 Active 1395-char remark
18. 2019-05-22
    soldstatus $60,000 Closed 548-char remark

    Show marketing remark (548 chars)

    Sunny Fully Furnished Open Concept, Central AC, Gas Range, Full Size Appliances, Large Kitchen Island, Living room Sunroom Current owner uses portion of Sunroom as 2nd bedroom. Master with Built-ins. Large Corner Lot just a few steps to Heated Swimming Pool. Meadowledge Resort includes Three Heated Pools, two clubhouses, pool, tennis and basketball, . Take the Trolley from Resort Entrance to all of the area amenities. Close to beach, Golfing, Amtrak and highway. Located in the heart of one of the Northeast's most popular resort locations!

19. 2019-04-06
    status Pending 548-char remark

    Show marketing remark (548 chars)

    Sunny Fully Furnished Open Concept, Central AC, Gas Range, Full Size Appliances, Large Kitchen Island, Living room Sunroom Current owner uses portion of Sunroom as 2nd bedroom. Master with Built-ins. Large Corner Lot just a few steps to Heated Swimming Pool. Meadowledge Resort includes Three Heated Pools, two clubhouses, pool, tennis and basketball, . Take the Trolley from Resort Entrance to all of the area amenities. Close to beach, Golfing, Amtrak and highway. Located in the heart of one of the Northeast's most popular resort locations!

20. 2019-03-09
    listed $65,000 Active 548-char remark

    Show marketing remark (548 chars)

    Sunny Fully Furnished Open Concept, Central AC, Gas Range, Full Size Appliances, Large Kitchen Island, Living room Sunroom Current owner uses portion of Sunroom as 2nd bedroom. Master with Built-ins. Large Corner Lot just a few steps to Heated Swimming Pool. Meadowledge Resort includes Three Heated Pools, two clubhouses, pool, tennis and basketball, . Take the Trolley from Resort Entrance to all of the area amenities. Close to beach, Golfing, Amtrak and highway. Located in the heart of one of the Northeast's most popular resort locations!

ⓘ 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: $472 · $39/mo
• Projected year-2 tax: $745 · $62/mo
• Expected delta: +$273/yr (+$23/mo · 57.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,040
• − Mortgage interest: −$4,196
• − Property taxes: −$472
• − Insurance: −$374
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$2,179
• Taxable income: $12,133
• Est. tax owed @ 24.0%: −$2,912
• After-tax cash flow: $9,730/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

+15.2% since first listed

4 events — show timeline

• 2026-05-07 Listed $74,900 MREIS
• 2019-05-22 Sold (MLS) $60,000 MREIS
• 2019-04-06 Pending — MREIS
• 2019-03-09 Listed $65,000 MREIS

Property tax history

+7.4%/yr

Latest (2025): $472 · +11.3% YoY. Source: county tax records.