1 Hall St · Kennebunk, ME 04043

$349,000

3 bd · 1.0 ba · 1,442 sqft · SingleFamily public records · 108 Days on market

Built 1890 9,583 sqft lot $242/sqft · 32% below area Est $511k · 32% under ↓ 7% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +8.5/30.0
• Schools +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the MRCU zone gives this property multiple options of use. It is a very short distance to downtown Kennebunk, schools and beaches. Both the home and the attached barn are in need of renovations/improvements with the potential of a mixed use.

Key facts

• Attached barn
• 9,583 sq ft lot
• Parking

Tags

• SHORT DISTANCE TO DOWNTOWN
• SHORT DISTANCE TO SCHOOLS
• SHORT DISTANCE TO BEACHES
• ATTACHED BARN
• POTENTIAL OF MIXED USE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-306 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $295k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (26.9% below list).
• Recommended offer: $255k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.2% in Kennebunk — 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 79/100 on livability (#20 in ME, #2,049 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• RSU 21 (rural): math 91% / reading 94% proficiency, ranked #13 of 112 in ME (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Kennebunk Elementary School (358 students, 9% FRL); Middle School of The Kennebunks (math 92% / reading 96%, grade A+, #5 of 85 statewide, top 5%, 479 students, 11% FRL); Kennebunk High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 756 students, 11% FRL).
• Market conditions: 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,227 (26.9% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 11.4

CMA / ARV

• ARV (median comp): $510,811
• List price: $349,000
• Delta: -31.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Brown St	0.17mi	3/1.5	1,422 (-1%)	10mo	$599,000	$421	80
40 Hillcrest Dr	0.18mi	2/1.5 (-1)	1,476 (+2%)	20mo	$460,000	$312	64
6 Cider Mill Ln	0.48mi	3/2.0	1,488 (+3%)	7mo	$725,000	$487	63
2 Cider Mill Ln	0.49mi	3/2.0	1,488 (+3%)	6mo	$649,000	$436	62
24 York St	0.25mi	4/2.0 (+1)	1,534 (+6%)	9mo	$499,900	$326	61
9 Parsons St	0.61mi	4/2.0 (+1)	1,446 (+0%)	4mo	$510,000	$353	58
2 Cross St	0.34mi	3/2.0	1,248 (-14%)	2mo	$485,000	$389	56
4 Cider Mill Ln	0.47mi	4/2.0 (+1)	1,648 (+14%)	3mo	$555,000	$337	43
3 Clarkdale Rd	0.69mi	3/1.0	1,229 (-15%)	2mo	$482,000	$392	42
122 Brown St	0.64mi	3/2.0	1,229 (-15%)	14mo	$500,000	$407	30

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-76,074
• Equity at exit: $52,037

10-year hold

• IRR: -16.9%
• Equity multiple: 0.06×
• Total profit: $-91,425
• Equity at exit: $30,175

Cash invested: $97,720 (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 04043

• Home prices YoY: -21.4%
• Active inventory: 132
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,552 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$347 /mo · $4,163/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-306

Break-even live

Break-even rent $2,940

Max offer price $294,902

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-207	+0% $-306	+5% $-405	+10% $-504
Rent	-10% $-508	-5% $-407	+0% $-306	+5% $-205	+10% $-105
Rate	-1.0pp $-130	-0.5pp $-217	base $-306	+0.5pp $-397	+1.0pp $-489

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Legacy Ln Kennebunk, ME	2.0	1.5	1008	$2,800	$2.78	15d	1	0.22mi
3 Thomas Dr Kennebunk, ME	2.0	1.5	1000	$2,150	$2.15	45d	1	0.24mi
11 Cambridge Ct Kennebunk, ME	2.0	2.0	1455	$3,000	$2.06	15d	1	1.13mi

Listing history 18 events

1. 2026-06-22
   days on market $349,000 Active 108 DOM
2. 2026-06-18
   days on market $349,000 Active 105 DOM
3. 2026-06-17
   days on market $349,000 Active 104 DOM
4. 2026-06-16
   days on market $349,000 Active 103 DOM
5. 2026-06-15
   days on market $349,000 Active 102 DOM
6. 2026-06-14
   days on market $349,000 Active 100 DOM
7. 2026-06-10
   days on market $349,000 Active 97 DOM
8. 2026-06-09
   days on market $349,000 Active 96 DOM
9. 2026-06-08
   days on market $349,000 Active 95 DOM
10. 2026-06-07
    days on market $349,000 Active 94 DOM
11. 2026-06-05
    days on market $349,000 Active 91 DOM
12. 2026-06-03
    days on market $349,000 Active 90 DOM
13. 2026-06-02
    days on market $349,000 Active 89 DOM
14. 2026-06-01
    days on market $349,000 Active 88 DOM
15. 2026-05-31
    days on market $349,000 Active 87 DOM
16. 2026-05-30
    days on market $349,000 Active 86 DOM
17. 2026-04-26
    price $379,500 252-char remark

    Show marketing remark (252 chars)

    Located in the MRCU zone gives this property multiple options of use. It is a very short distance to downtown Kennebunk, schools and beaches. Both the home and the attached barn are in need of renovations/improvements with the potential of a mixed use.

18. 2026-03-05
    listed $410,000 Active 252-char remark

    Show marketing remark (252 chars)

    Located in the MRCU zone gives this property multiple options of use. It is a very short distance to downtown Kennebunk, schools and beaches. Both the home and the attached barn are in need of renovations/improvements with the potential of a mixed use.

ⓘ 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: $4,163 · $347/mo
• Projected year-2 tax: $4,455 · $371/mo
• Expected delta: +$292/yr (+$24/mo · 7.0%)

ⓘ 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 ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $30,627
• − Mortgage interest: −$19,549
• − Property taxes: −$4,163
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$10,153
• Taxable loss: −$9,883
• Est. tax savings @ 24.0%: +$2,372
• After-tax cash flow: $-1,303/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: RSU 21
• NCES district ID: 2314773
• Math proficiency: 91% ▲ 34.00%
• Reading proficiency: 94% ▲ 20.00%
• Median HH income: $68,462
• Composite: 79.78/100
• National rank: #55
• State rank: #13 of 112 in ME

Livability — Kennebunk

• Score: 79/100
• State rank: #20
• US rank: #2049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennebunk, ME
• Population (ZIP): 11,692

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Lithuanian 8% Slovak 5% Serbian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2% German/W. Germanic 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: ▼ -108.54%
• Current HPI: 398.495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.4% since first listed

2 events — show timeline

• 2026-04-26 Price Changed $379,500 MREIS
• 2026-03-05 Listed $410,000 MREIS

Property tax history

+5.0%/yr

Latest (2025): $4,163 · +12.6% YoY. Source: county tax records.