143 Beach Ave #203 · Kennebunk, ME 04043

$840,000

2 bd · 2.0 ba · 1,156 sqft · Condo public records · 673 Days on market

Built 1985 Good condition $727/sqft · 12% below area Est $1.126M · 25% under $871/mo HOA · 8% of rent

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Why this score? — see what drove the A- 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• Schools +9.3/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the desirable Narragansett condo complex at Kennebunk Beach, this updated 2-bedroom, 2.5-bath condo offers coastal living at its finest. The kitchen features sleek granite countertops, while the open-concept living space boasts hardwood floors throughout. Enjoy ocean views from your private side deck, perfect for relaxing or entertaining. Residents have access to exclusive amenities, including tennis courts and an in-ground pool, all within a short stroll to the beach. Ideal for those seeking a serene seaside retreat with modern comforts.

Key facts

• Exclusive amenities
• Coastal living
• Ocean views

Tags

• COASTAL LIVING
• GRANITE COUNTERTOPS
• HARDWOOD FLOORS
• OCEAN VIEWS
• EXCLUSIVE AMENITIES
• SEASIDE RETREAT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $840k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $840k).
• Recommended offer: $739k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.5% 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: 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $11,379/mo this rent would consume 135% of the median local household income ($101k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $25k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $235k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 673 days — a 12% lower offer ($739k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $175k; list at $840k implies a 380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $739,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 673 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.35% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 6.2

CMA / ARV

• ARV (median comp): $1,125,817
• List price: $840,000
• Delta: -25.39%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Beach Ave #106	0.04mi	2/2.0	1,122 (-3%)	16mo	$1,200,000	$1,070	80
149 Beach Ave #107	0.04mi	2/2.0	1,268 (+10%)	8mo	$1,325,000	$1,045	75
143 Beach Ave #202	0.00mi	2/2.5	1,390 (+20%)	15mo	$1,089,000	$783	60
12 Marsh View Ave	0.28mi	3/2.0 (+1)	1,336 (+16%)	21mo	$1,375,000	$1,029	40
14 S Main St	1.09mi	2/1.0	1,076 (-7%)	12mo	$1,095,000	$1,018	40
47 Ocean Ave #6	1.07mi	2/2.0	1,265 (+9%)	12mo	$1,250,000	$988	39
13 Atlantic Cir	1.24mi	2/1.5	886 (-23%)	2mo	$790,000	$892	36
19 Portview Ln #19	1.20mi	2/2.0	1,351 (+17%)	9mo	$925,000	$685	33
47 Maine St #6	1.12mi	2/1.5	1,280 (+11%)	18mo	$565,000	$441	30
8 Arlington Ave Unit D2	0.85mi	1/1.5 (-1)	1,043 (-10%)	15mo	$475,000	$455	30
2 Wallace St	0.84mi	3/2.0 (+1)	1,372 (+19%)	12mo	$1,500,000	$1,093	25
7 Atlantic Cir	1.23mi	3/1.0 (+1)	930 (-20%)	21mo	$755,000	$812	13

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $17,058
• Equity at exit: $125,247

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $213,912
• Equity at exit: $72,628

Cash invested: $235,200 (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: 182
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $11,379 medium
• Mortgage (P&I): −$4,405
• Tax from tax record: −$846 /mo · $10,157/yr
• Insurance: −$350
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$871
• Vacancy / Maint / Mgmt: −$2,390
• Net cashflow: $2,395

Break-even live

Break-even rent $8,348

Max offer price $840,000

Occupancy floor 74%

Sensitivity live

Price	-10% $2,870	-5% $2,632	+0% $2,395	+5% $2,157	+10% $1,919
Rent	-10% $1,496	-5% $1,945	+0% $2,395	+5% $2,844	+10% $3,294
Rate	-1.0pp $2,818	-0.5pp $2,608	base $2,395	+0.5pp $2,177	+1.0pp $1,956

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: $210,000
• Closing costs: $25,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Railroad Ave Unit 1532212P Kennebunk, ME	3.0	1.0	893	$11,379	$12.74	70d	1	0.69mi

HOA detail $871/mo · $10,452/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-08-08
   days on market $840,000 Active 673 DOM
2. 2026-08-07
   days on market $840,000 Active 672 DOM
3. 2026-08-06
   days on market $840,000 Active 671 DOM
4. 2026-08-05
   days on market $840,000 Active 670 DOM
5. 2026-08-04
   days on market $840,000 Active 669 DOM
6. 2026-08-03
   days on market $840,000 Active 668 DOM
7. 2026-07-31
   days on market $840,000 Active 665 DOM
8. 2026-07-30
   days on market $840,000 Active 664 DOM
9. 2026-07-29
   days on market $840,000 Active 663 DOM
10. 2026-07-27
    days on market $840,000 Active 661 DOM
11. 2026-07-25
    days on market $840,000 Active 659 DOM
12. 2026-07-23
    days on market $840,000 Active 657 DOM
13. 2026-07-22
    days on market $840,000 Active 656 DOM
14. 2026-07-21
    days on market $840,000 Active 655 DOM
15. 2026-07-18
    days on market $840,000 Active 652 DOM
16. 2026-07-16
    days on market $840,000 Active 650 DOM
17. 2026-07-16
    days on market $840,000 Active 649 DOM
18. 2026-07-14
    days on market $840,000 Active 648 DOM
19. 2026-07-14
    days on market $840,000 Active 647 DOM
20. 2026-07-12
    days on market $840,000 Active 646 DOM
21. 2026-07-11
    days on market $840,000 Active 645 DOM
22. 2026-07-10
    days on market $840,000 Active 644 DOM
23. 2026-07-09
    days on market $840,000 Active 643 DOM
24. 2026-07-08
    days on market $840,000 Active 642 DOM
25. 2026-07-07
    days on market $840,000 Active 641 DOM
26. 2026-07-06
    days on market $840,000 Active 640 DOM
27. 2026-07-05
    days on market $840,000 Active 639 DOM
28. 2026-07-04
    days on market $840,000 Active 638 DOM
29. 2026-07-03
    days on market $840,000 Active 637 DOM
30. 2026-07-02
    days on market $840,000 Active 636 DOM
31. 2026-07-01
    days on market $840,000 Active 635 DOM
32. 2026-06-30
    days on market $840,000 Active 634 DOM
33. 2026-06-29
    days on market $840,000 Active 633 DOM
34. 2026-06-28
    days on market $840,000 Active 632 DOM
35. 2026-06-28
    pricedays on market $840,000 Active 631 DOM
36. 2026-06-27
    days on market $870,000 Active 630 DOM
37. 2026-06-25
    days on market $870,000 Active 628 DOM
38. 2026-06-23
    days on market $870,000 Active 626 DOM
39. 2026-06-22
    days on market $870,000 Active 625 DOM
40. 2026-06-18
    days on market $870,000 Active 622 DOM
41. 2026-06-17
    days on market $870,000 Active 621 DOM
42. 2026-06-16
    days on market $870,000 Active 620 DOM
43. 2026-06-15
    days on market $870,000 Active 619 DOM
44. 2026-06-14
    days on market $870,000 Active 617 DOM
45. 2026-06-10
    days on market $870,000 Active 614 DOM
46. 2026-06-09
    days on market $870,000 Active 613 DOM
47. 2026-06-08
    days on market $870,000 Active 612 DOM
48. 2026-06-07
    days on market $870,000 Active 611 DOM
49. 2026-06-05
    days on market $870,000 Active 608 DOM
50. 2026-06-03
    days on market $870,000 Active 607 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: $10,157 · $846/mo
• Projected year-2 tax: $10,790 · $899/mo
• Expected delta: +$634/yr (+$53/mo · 6.2%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AO · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,548
• − Mortgage interest: −$47,053
• − Property taxes: −$10,157
• − Insurance: −$5,668
• − Repairs & maintenance: −$10,924
• − Management: −$10,924
• − HOA: −$10,452
• − Depreciation: −$24,436
• Taxable income: $16,934
• Est. tax owed @ 24.0%: −$4,064
• After-tax cash flow: $24,672/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.

Condition & rehab AI · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $5,780–$17,340 screening

This updated 2-bedroom, 2.5-bath condo in the desirable Narragansett condo complex at Kennebunk Beach is in good condition with minimal repairs needed. It offers coastal living at its finest with ocean views and access to exclusive amenities. The property is move-in ready and can be further enhanced with some cosmetic updates to boost its value.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both New flooring in bathrooms — Improves aesthetics and can increase both resale and rental value. ↑
• Both New countertops in kitchen — Improves aesthetics and can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 93/100

Zoned Schools

Elementary Sea Road School A+ ME #40/294 Nat'l #143/41,679 Middle Middle School Of The Kennebunks A+ ME #5/85 Nat'l #20/14,009 High Kennebunk High School A+ ME #18/108 Nat'l #152/17,239

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

B Composite livability gradescore 79/100

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

• County: York · 209,961 people
• Metro: Portland-South Portland, ME
• Population (ZIP): 11,692
• Household income: $101,204
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

+397.1% since first listed

5 events — show timeline

• 2025-08-18 Price Changed $870,000 MREIS
• 2024-12-04 Price Changed $949,000 MREIS
• 2024-10-22 Price Changed $989,000 MREIS
• 2024-10-04 Listed $1,100,000 MREIS
• 1998-06-08 Sold (Public Records) $175,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $10,157 · +32.5% YoY. Source: county tax records.