1 Robinson Way #85 · Kennebunk, ME 04043

$29,000

2 bd · 1.0 ba · 650 sqft · SingleFamily · 38 Days on market

Built 1988 $45/sqft · 56% below area $488/mo HOA · 17% of rent

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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).

• Cash flow +15.0/30.0
• Schools +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Live the summer dream at Idyllic Yankeeland Resort on the Mousam River in Picturesque Kennebunk! Affordable Seasonal home on Fantastic Huge lot! Large Patios! Firepit! White Picket Fenced in! Large Shed! Fire Pit! Attractive Décor! Full Length Sunroom with NEW Roof! TWO bedrooms! Easy access, just a short drive to the highway, beaches and attractions. .. .. yet away from the hustle! Direct Access to the Mousam River where you can Canoe and Kayak! Most furnishings included! Great Price too! Must see!

Key facts

• White picket fenced
• Firepit
• Large patios

Tags

• MOUSAM RIVER
• LARGE PATIOS
• FIREPIT
• WHITE PICKET FENCED
• LARGE SHED
• FULL LENGTH SUNROOM

Property features AI

Finance

• Other: Property located at 1 Robinson Way #85, Kennebunk, ME
• Financial info: Land lease on the property
• HOA & community: Association fee $5,850 annually; Association present; Land lease present

Exterior

• Parking: Gravel parking with 1–4 spaces
• Security: Gated community
• Utilities: Circuit breaker electric; Private seasonal water; Private sewer
• Home design: Mobile home; Single-story (first-floor living); Shingle roof; Entry facing information not provided
• Construction: Built in 1988; Aluminum siding; Mobile construction
• Exterior features: Gated community (appointment needed); Zoned RR

Interior

• Kitchen: Eat-in kitchen; Gas range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window unit(s) for cooling
• Interior features: Cathedral ceiling(s); Five total rooms
• Laundry & utility: Other water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $29k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 69.1% 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: schools A+, crime A+, employment 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.
• Market conditions: 132 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 $200 of loan paydown is wiped out by about $870 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.

Recommended offer $28,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 9.63% ✓
• Cap rate: 69.12%
• Cash-on-cash: 224.37%
• DSCR: 10.98
• GRM: 0.9

CMA / ARV

• ARV (median comp): $65,876
• List price: $29,000
• Delta: -55.98%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.37×
• Total profit: $92,342
• Equity at exit: $4,324

10-year hold

• IRR: —
• Equity multiple: 26.41×
• Total profit: $206,315
• Equity at exit: $2,507

Cash invested: $8,120 (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: 0.9×

Monthly cashflow live

• Estimated rent: $2,793 medium
• Mortgage (P&I): −$152
• Tax est. 1.5%: −$36 /mo · $435/yr
• Insurance: −$12
• HOA: −$488
• Vacancy / Maint / Mgmt: −$587
• Net cashflow: $1,518

Break-even live

Break-even rent $871

Max offer price $29,000

Occupancy floor 41%

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: $7,250
• Closing costs: $870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $488 · $5,856/yr

Listing history 16 events

1. 2026-06-18
   days on market $29,000 Active 38 DOM
2. 2026-06-17
   days on market $29,000 Active 37 DOM
3. 2026-06-16
   days on market $29,000 Active 36 DOM
4. 2026-06-15
   days on market $29,000 Active 35 DOM
5. 2026-06-14
   days on market $29,000 Active 33 DOM
6. 2026-06-10
   days on market $29,000 Active 30 DOM
7. 2026-06-09
   days on market $29,000 Active 29 DOM
8. 2026-06-08
   days on market $29,000 Active 28 DOM
9. 2026-06-07
   days on market $29,000 Active 27 DOM
10. 2026-06-05
    days on market $29,000 Active 24 DOM
11. 2026-06-03
    days on market $29,000 Active 23 DOM
12. 2026-06-02
    days on market $29,000 Active 22 DOM
13. 2026-06-01
    days on market $29,000 Active 21 DOM
14. 2026-05-31
    days on market $29,000 Active 20 DOM
15. 2026-05-30
    days on market $29,000 Active 19 DOM
16. 2026-05-11
    listed $29,000 Active 513-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $33,519
• − Mortgage interest: −$1,624
• − Property taxes: −$435
• − Insurance: −$145
• − Repairs & maintenance: −$2,682
• − Management: −$2,682
• − HOA: −$5,856
• − Depreciation: −$844
• Taxable income: $19,252
• Est. tax owed @ 24.0%: −$4,620
• After-tax cash flow: $13,599/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

• 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

1 event — show timeline

• 2026-05-11 Listed $29,000 MREIS