189 Western Ave · Kennebunk, ME 04043

$775,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 76 Days on market

Built 1999 0.87 ac lot $769/sqft · at area comps Est $772k · at est.

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +8.0/10.0
• ARV discount +7.3/15.0
• 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

This charming 2-bedroom, 1-bath home offers the perfect blend of comfort, style, and location. Featuring a thoughtfully designed reverse floor plan, the main living area is positioned to capture incredible views of the Mousam River. The open-concept living and dining space is bright and inviting, seamlessly flowing out to a spacious deck--ideal for relaxing or entertaining while surrounded by nature. Lovingly updated throughout, the home showcases modern touches while maintaining its warm, welcoming character. Just steps from the scenic bridle path, it's a dream setting for outdoor enthusiasts who enjoy walking, biking, or simply taking in the natural beauty. Conveniently located a short distance from the stunning beaches of Kennebunk, as well as the renowned restaurants and boutique shops of Dock Square in Kennebunkport, this property offers both tranquility and accessibility. Offered fully furnished, this is a fantastic opportunity for a turnkey primary residence, vacation getaway, or investment property.

Key facts

• Scenic bridle path
• Incredible views
• Spacious deck

Tags

• INCREDIBLE VIEWS
• SPACIOUS DECK
• SCENIC BRIDLE PATH
• TURNKEY PRIMARY RESIDENCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $775k.

Deal economics

• At list price, monthly cash flow is $4k ($49k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $775k).
• Recommended offer: $728k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% 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 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 $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $217k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($728k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 71% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $728,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.47% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.92%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $772,227
• List price: $775,000
• Delta: 0.36%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Atlantic Cir	0.55mi	2/1.5	886 (-12%)	1mo	$790,000	$892	51
7 Atlantic Cir	0.56mi	3/1.0 (+1)	930 (-8%)	20mo	$755,000	$812	40

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: 15.4%
• Equity multiple: 1.62×
• Total profit: $134,083
• Equity at exit: $115,555

10-year hold

• IRR: 24.1%
• Equity multiple: 3.08×
• Total profit: $450,837
• Equity at exit: $67,008

Cash invested: $217,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $11,379 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$457 /mo · $5,487/yr
• Insurance: −$323
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,390
• Net cashflow: $4,079

Break-even live

Break-even rent $6,216

Max offer price $775,000

Occupancy floor 59%

Sensitivity live

Price	-10% $4,517	-5% $4,298	+0% $4,079	+5% $3,859	+10% $3,640
Rent	-10% $3,180	-5% $3,629	+0% $4,079	+5% $4,528	+10% $4,978
Rate	-1.0pp $4,469	-0.5pp $4,276	base $4,079	+0.5pp $3,878	+1.0pp $3,673

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: $193,750
• Closing costs: $23,250
• 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	22d	1	0.87mi

Listing history 16 events

1. 2026-06-18
   days on market $775,000 Active 76 DOM
2. 2026-06-17
   days on market $775,000 Active 75 DOM
3. 2026-06-16
   days on market $775,000 Active 74 DOM
4. 2026-06-15
   days on market $775,000 Active 73 DOM
5. 2026-06-14
   days on market $775,000 Active 71 DOM
6. 2026-06-10
   days on market $775,000 Active 68 DOM
7. 2026-06-09
   days on market $775,000 Active 67 DOM
8. 2026-06-08
   days on market $775,000 Active 66 DOM
9. 2026-06-07
   days on market $775,000 Active 65 DOM
10. 2026-06-05
    days on market $775,000 Active 62 DOM
11. 2026-06-03
    days on market $775,000 Active 61 DOM
12. 2026-06-02
    days on market $775,000 Active 60 DOM
13. 2026-06-01
    days on market $775,000 Active 59 DOM
14. 2026-05-31
    days on market $775,000 Active 58 DOM
15. 2026-05-30
    days on market $775,000 Active 57 DOM
16. 2026-04-03
    listed $775,000 Active 1022-char remark

    Show marketing remark (1022 chars)

    This charming 2-bedroom, 1-bath home offers the perfect blend of comfort, style, and location. Featuring a thoughtfully designed reverse floor plan, the main living area is positioned to capture incredible views of the Mousam River. The open-concept living and dining space is bright and inviting, seamlessly flowing out to a spacious deck--ideal for relaxing or entertaining while surrounded by nature. Lovingly updated throughout, the home showcases modern touches while maintaining its warm, welcoming character. Just steps from the scenic bridle path, it's a dream setting for outdoor enthusiasts who enjoy walking, biking, or simply taking in the natural beauty. Conveniently located a short distance from the stunning beaches of Kennebunk, as well as the renowned restaurants and boutique shops of Dock Square in Kennebunkport, this property offers both tranquility and accessibility. Offered fully furnished, this is a fantastic opportunity for a turnkey primary residence, vacation getaway, or investment property.

ⓘ 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: $5,487 · $457/mo
• Projected year-2 tax: $8,014 · $668/mo
• Expected delta: +$2,526/yr (+$211/mo · 46.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $136,548
• − Mortgage interest: −$43,412
• − Property taxes: −$5,487
• − Insurance: −$4,672
• − Repairs & maintenance: −$10,924
• − Management: −$10,924
• − Depreciation: −$22,545
• Taxable income: $38,583
• Est. tax owed @ 24.0%: −$9,260
• After-tax cash flow: $39,683/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

• 2026-04-03 Listed $775,000 MREIS

Property tax history

+5.8%/yr

Latest (2025): $5,487 · +22.7% YoY. Source: county tax records.