92 Flynn Ln · Ogunquit, ME 03907

$1,695,000

3 bd · 2.5 ba · 2,472 sqft · SingleFamily public records · 19 Days on market

Built 2023 11 ac lot Est $1478k · 15% over

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Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• 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
• DSCR +1.2/10.0
• ARV discount +0.9/15.0
• 1% rule +0.6/10.0

Listing remarks

Accessed by way of a half-mile gravel lane winding through mature woodland, this remarkable offering enjoys a level of privacy seldom found in the coastal community of Ogunquit. Anticipation builds along the wooded approach as the landscape gradually gives way to a private 10.8-acre retreat. Thoughtfully designed and custom built just three years ago, this exceptional 3-bedroom, 2.5-bath residence blends distinctive mid-century modern influences with extraordinary craftsmanship. Expansive architectural windows frame the surrounding woodland landscape, drawing abundant natural light deep into the home and creating a seamless connection between the stylish interior and the picturesque setting

Key facts

• Slate floors
• Granite countertops
• Custom woodwork

Tags

• PRIVATE 10.8-ACRE RETREAT
• CUSTOM WOODWORK
• HANDCRAFTED CHERRY CABINETRY
• CHEF'S KITCHEN
• SLATE FLOORS
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Attached 2-car garage with automatic door opener; On-site parking with gravel surface and room for 11–20 vehicles
• Utilities: Private well water; Private sewer with septic tank and septic design available; Circuit breakers with underground electric; Utilities active
• Home design: Single-family residence; Built in 2023; Two-story home (rooms on first and second level)
• Construction: Wood frame construction with clapboard and wood siding; Shingle roof; Public records list building area
• Exterior features: Deck; Porch; Level and wooded lot; Near golf course, public beach, shopping, town and turnpike/interstate; Right of way access; Gravel road surface

Interior

• Kitchen: Kitchen island; Pantry; Eat-in kitchen; Gas range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom on the first floor with full bath, double vanity and closet; Bedroom 2 on the second floor with closet; Bedroom 3 on the second floor with closet
• Flooring: Hardwood; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Zoned heating; Central air conditioning; Ceiling fans; Thermostat
• Interior features: One-floor living; First-floor bedroom and primary bedroom with bath; Primary bedroom with bath; Pantry; Walk-in closet(s); Unfurnished; Generator installed; Seven total rooms; Full, unfinished basement with interior entry
• Laundry & utility: Main-level laundry with built-ins; Washer and dryer included; Electric heat pump tank water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.70M.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.25M (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $950k (44.0% below list).
• Recommended offer: $950k (44.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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.
• 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: 42 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $107k of equity ($12k loan paydown + $95k appreciation (5.6% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$172k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($1.67M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $950,000 (44.0% 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. 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: 0.56% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.40%
• DSCR: 0.72
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $1,478,256
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Autumn River Ln	0.41mi	3/2.0	2,420 (-2%)	10mo	$1,493,650	$617	68
65 Captain Thomas Rd	0.68mi	3/3.5	2,370 (-4%)	9mo	$1,170,000	$494	50
12 Whiporwill Dr	0.72mi	3/2.5	2,700 (+9%)	6mo	$1,620,000	$600	46
36 Tall Pines Rd	0.37mi	3/3.0	2,758 (+12%)	22mo	$1,650,000	$598	43
35 Lincoln St	0.72mi	4/2.0 (+1)	2,128 (-14%)	9mo	$1,010,000	$475	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.61×
• Total profit: $290,719
• Equity at exit: $1,026,535

10-year hold

• IRR: 10.7%
• Equity multiple: 3.09×
• Total profit: $990,017
• Equity at exit: $1,828,798

Cash invested: $474,600 (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 03907

• Home prices YoY: 1.2%
• Active inventory: 42
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $9,500 medium
• Mortgage (P&I): −$8,889
• Tax from tax record: −$440 /mo · $5,274/yr
• Insurance: −$706
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $-2,530

Break-even live

Break-even rent $12,702

Max offer price $1,248,151

Occupancy floor —

Sensitivity live

Price	-10% $-1,570	-5% $-2,050	+0% $-2,530	+5% $-3,009	+10% $-3,489
Rent	-10% $-3,280	-5% $-2,905	+0% $-2,530	+5% $-2,154	+10% $-1,779
Rate	-1.0pp $-1,676	-0.5pp $-2,098	base $-2,530	+0.5pp $-2,969	+1.0pp $-3,416

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: $423,750
• Closing costs: $50,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Birch Cir Ogunquit, ME	4.0	2.0	2346	$9,500	$4.05	45d	1	0.91mi

Listing history 14 events

1. 2026-06-22
   days on market $1,695,000 Active 19 DOM
2. 2026-06-18
   days on market $1,695,000 Active 16 DOM
3. 2026-06-17
   days on market $1,695,000 Active 15 DOM
4. 2026-06-16
   days on market $1,695,000 Active 14 DOM
5. 2026-06-15
   days on market $1,695,000 Active 13 DOM
6. 2026-06-14
   days on market $1,695,000 Active 11 DOM
7. 2026-06-13
   days on market $1,695,000 Active 10 DOM
8. 2026-06-10
   days on market $1,695,000 Active 8 DOM
9. 2026-06-09
   days on market $1,695,000 Active 7 DOM
10. 2026-06-08
    days on market $1,695,000 Active 6 DOM
11. 2026-06-07
    days on market $1,695,000 Active 5 DOM
12. 2026-06-05
    days on market $1,695,000 Active 2 DOM
13. 2026-06-03
    remarks 699-char remark
14. 2026-06-03
    listed $1,695,000 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: $5,274 · $440/mo
• Projected year-2 tax: $14,163 · $1,180/mo
• Expected delta: +$8,889/yr (+$741/mo · 168.5%)

ⓘ 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 6 d/yr ≥88°F today · 15 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: $114,000
• − Mortgage interest: −$94,946
• − Property taxes: −$5,274
• − Insurance: −$8,475
• − Repairs & maintenance: −$9,120
• − Management: −$9,120
• − Depreciation: −$49,309
• Taxable loss: −$62,244
• Est. tax savings @ 24.0%: +$14,939
• After-tax cash flow: $-15,416/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 — Ogunquit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,264

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 (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 13% German 5% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 2%

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: ▲ 5.63%
• Current HPI: 471.7521
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $1,695,000 MREIS

Property tax history

+12.0%/yr

Latest (2025): $5,274 · +5.8% YoY. Source: county tax records.