37 Chickadee Ln · Kennebunk, ME 04090

$599,900

2 bd · 1.0 ba · 778 sqft · SingleFamily public records · 54 Days on market

Built 1970 0.34 ac lot $771/sqft · 7% above area Est $559k · 7% over

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Why this score? — see what drove the C 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 +23.1/30.0
• Schools +7.6/10.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• ARV discount +4.2/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Coastal Maine Cabin - Minutes from the Ocean Tucked among the pines just minutes from the Atlantic, this quintessential Southern Maine cabin offers the perfect blend of rustic charm and coastal living. This inviting 2-bedroom, 1-bath retreat features warm knotty-pine interiors and a cozy wood stove that anchors the open living space--ideal for relaxing after a day at the beach or gathering with friends on cool Maine evenings. The efficient kitchen provides everything needed for easy weekend escapes or comfortable year-round living. Two comfortable bedrooms offer peaceful places to unwind, while the thoughtfully designed full bath keeps maintenance simple. Start your mornings on the screened porch or deck with coffee in hand, surrounded by the sounds of seabirds and the refreshing scent of ocean air. Ideally located along Southern Maine's sought-after coastal corridor, you'll enjoy easy access to sandy beaches, working harbors, and charming seaside towns filled with local restaurants, shops, and scenic trails. Whether you're seeking a private getaway, a classic Maine 'camp, ' or a potential vacation rental, this coastal cabin captures the timeless magic of life by the sea.

Key facts

• 0.34 acre lot
• Garage
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $596k (0.6% below list).
• Recommended offer: $582k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• 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; 2 comparable units currently listed for rent nearby; 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $225k; list at $600k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $581,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 8.45%
• Cash-on-cash: 7.69%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $559,395
• List price: $599,900
• Delta: 7.24%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Chickadee Ln	0.03mi	2/1.0	864 (+11%)	2mo	$485,000	$561	78
82 Littlefield Rd	0.68mi	2/1.0	892 (+15%)	11mo	$430,000	$482	35
196 S Tibbetts Ave	0.60mi	2/1.0	873 (+12%)	24mo	$790,000	$905	32

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-28,847
• Equity at exit: $89,447

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $62,284
• Equity at exit: $51,868

Cash invested: $167,972 (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: 8.4×

Monthly cashflow live

• Estimated rent: $5,962 medium
• Mortgage (P&I): −$3,146
• Tax from tax record: −$237 /mo · $2,843/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,252
• Net cashflow: $1,077

Break-even live

Break-even rent $4,599

Max offer price $599,900

Occupancy floor 77%

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
392 Post Rd Unit 1532216P Wells, ME	2.0	1.0	710	$7,992	$11.26	21d	1	0.62mi
3 Orchard Rd Wells, ME	2.0	2.0	1056	$2,000	$1.89	21d	1	0.98mi

Listing history 7 events

1. 2026-05-15
   price $599,900 1202-char remark

   Show marketing remark (1202 chars)

   Charming Coastal Maine Cabin - Minutes from the Ocean Tucked among the pines just minutes from the Atlantic, this quintessential Southern Maine cabin offers the perfect blend of rustic charm and coastal living. This inviting 2-bedroom, 1-bath retreat features warm knotty-pine interiors and a cozy wood stove that anchors the open living space--ideal for relaxing after a day at the beach or gathering with friends on cool Maine evenings. The efficient kitchen provides everything needed for easy weekend escapes or comfortable year-round living. Two comfortable bedrooms offer peaceful places to unwind, while the thoughtfully designed full bath keeps maintenance simple. Start your mornings on the screened porch or deck with coffee in hand, surrounded by the sounds of seabirds and the refreshing scent of ocean air. Ideally located along Southern Maine's sought-after coastal corridor, you'll enjoy easy access to sandy beaches, working harbors, and charming seaside towns filled with local restaurants, shops, and scenic trails. Whether you're seeking a private getaway, a classic Maine 'camp, ' or a potential vacation rental, this coastal cabin captures the timeless magic of life by the sea.

2. 2026-05-14
   price $629,000 1202-char remark

   Show marketing remark (1202 chars)

   Charming Coastal Maine Cabin - Minutes from the Ocean Tucked among the pines just minutes from the Atlantic, this quintessential Southern Maine cabin offers the perfect blend of rustic charm and coastal living. This inviting 2-bedroom, 1-bath retreat features warm knotty-pine interiors and a cozy wood stove that anchors the open living space--ideal for relaxing after a day at the beach or gathering with friends on cool Maine evenings. The efficient kitchen provides everything needed for easy weekend escapes or comfortable year-round living. Two comfortable bedrooms offer peaceful places to unwind, while the thoughtfully designed full bath keeps maintenance simple. Start your mornings on the screened porch or deck with coffee in hand, surrounded by the sounds of seabirds and the refreshing scent of ocean air. Ideally located along Southern Maine's sought-after coastal corridor, you'll enjoy easy access to sandy beaches, working harbors, and charming seaside towns filled with local restaurants, shops, and scenic trails. Whether you're seeking a private getaway, a classic Maine 'camp, ' or a potential vacation rental, this coastal cabin captures the timeless magic of life by the sea.

3. 2026-05-14
   price $599,900 1202-char remark

   Show marketing remark (1202 chars)

   Charming Coastal Maine Cabin - Minutes from the Ocean Tucked among the pines just minutes from the Atlantic, this quintessential Southern Maine cabin offers the perfect blend of rustic charm and coastal living. This inviting 2-bedroom, 1-bath retreat features warm knotty-pine interiors and a cozy wood stove that anchors the open living space--ideal for relaxing after a day at the beach or gathering with friends on cool Maine evenings. The efficient kitchen provides everything needed for easy weekend escapes or comfortable year-round living. Two comfortable bedrooms offer peaceful places to unwind, while the thoughtfully designed full bath keeps maintenance simple. Start your mornings on the screened porch or deck with coffee in hand, surrounded by the sounds of seabirds and the refreshing scent of ocean air. Ideally located along Southern Maine's sought-after coastal corridor, you'll enjoy easy access to sandy beaches, working harbors, and charming seaside towns filled with local restaurants, shops, and scenic trails. Whether you're seeking a private getaway, a classic Maine 'camp, ' or a potential vacation rental, this coastal cabin captures the timeless magic of life by the sea.

4. 2026-03-28
   listed $629,000 Active 1202-char remark

   Show marketing remark (1202 chars)

   Charming Coastal Maine Cabin - Minutes from the Ocean Tucked among the pines just minutes from the Atlantic, this quintessential Southern Maine cabin offers the perfect blend of rustic charm and coastal living. This inviting 2-bedroom, 1-bath retreat features warm knotty-pine interiors and a cozy wood stove that anchors the open living space--ideal for relaxing after a day at the beach or gathering with friends on cool Maine evenings. The efficient kitchen provides everything needed for easy weekend escapes or comfortable year-round living. Two comfortable bedrooms offer peaceful places to unwind, while the thoughtfully designed full bath keeps maintenance simple. Start your mornings on the screened porch or deck with coffee in hand, surrounded by the sounds of seabirds and the refreshing scent of ocean air. Ideally located along Southern Maine's sought-after coastal corridor, you'll enjoy easy access to sandy beaches, working harbors, and charming seaside towns filled with local restaurants, shops, and scenic trails. Whether you're seeking a private getaway, a classic Maine 'camp, ' or a potential vacation rental, this coastal cabin captures the timeless magic of life by the sea.

5. 2015-06-12
   soldstatus $225,000 Sold 523-char remark

   Show marketing remark (523 chars)

   Neat as a pin, move right in! Best describes this fully furnished year round log cabin home located by the marsh in Wells. The woodstove on the brick hearth will keep you cozy in the winter and the 8'x24' screened in porch will delight everyone on those summer nights! The interior is knotty pine with wood floors, vaulted ceilings & skylights. first floor replacement windows. Full cellar with washer/dryer. Forced hot air heating, storage shed and 1car detached garage. All set on a . 34 private lot close to town!

6. 2015-04-27
   historical 523-char remark

   Show marketing remark (523 chars)

   Neat as a pin, move right in! Best describes this fully furnished year round log cabin home located by the marsh in Wells. The woodstove on the brick hearth will keep you cozy in the winter and the 8'x24' screened in porch will delight everyone on those summer nights! The interior is knotty pine with wood floors, vaulted ceilings & skylights. first floor replacement windows. Full cellar with washer/dryer. Forced hot air heating, storage shed and 1car detached garage. All set on a . 34 private lot close to town!

7. 2015-04-23
   listed $229,500 Active 523-char remark

   Show marketing remark (523 chars)

   Neat as a pin, move right in! Best describes this fully furnished year round log cabin home located by the marsh in Wells. The woodstove on the brick hearth will keep you cozy in the winter and the 8'x24' screened in porch will delight everyone on those summer nights! The interior is knotty pine with wood floors, vaulted ceilings & skylights. first floor replacement windows. Full cellar with washer/dryer. Forced hot air heating, storage shed and 1car detached garage. All set on a . 34 private lot close to town!

ⓘ 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: $2,843 · $237/mo
• Projected year-2 tax: $5,501 · $458/mo
• Expected delta: +$2,658/yr (+$221/mo · 93.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $71,540
• − Mortgage interest: −$33,604
• − Property taxes: −$2,843
• − Insurance: −$3,000
• − Repairs & maintenance: −$5,723
• − Management: −$5,723
• − Depreciation: −$17,452
• Taxable income: $3,196
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $12,156/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 — 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): 11,544

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

+161.4% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $599,900 MREIS
• 2026-05-14 Price Changed $629,000 MREIS
• 2026-05-14 Price Changed $599,900 MREIS
• 2026-03-28 Listed $629,000 MREIS
• 2015-06-12 Sold (MLS) $225,000 MREIS
• 2015-04-27 Delisted — MREIS
• 2015-04-23 Listed $229,500 MREIS

Property tax history

+3.9%/yr

Latest (2025): $2,843 · +6.2% YoY. Source: county tax records.