17 Norwood Ln · Kennebunkport, ME 04046

$1,175,000

3 bd · 1.5 ba · 1,164 sqft · SingleFamily public records · 14 Days on market

Built 1950 9,583 sqft lot Est $831k · 41% over

---

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 +20.6/30.0
• Schools +8.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on the quiet west end of Goose Rocks Beach, this quintessential 3-bedroom cottage offers exceptional privacy and sweeping views of the river and marsh, where spectacular sunsets and ever-changing wildlife create a truly peaceful coastal retreat. Watch shorebirds and native wildlife from the comfort of your deck, or launch your kayak or paddleboard at high tide and explore the winding marsh waterways leading out to the ocean. The sandy shores of Goose Rocks Beach are just a short distance away. The main level features an open-concept living and dining area, kitchen, two bedrooms, and a full bath with laundry. Sliding glass doors from the living room open onto a spacious deck -- the p

Key facts

• Spacious deck
• Brand-new shed
• Open-concept living

Tags

• PRIVATE PRIMARY SUITE
• SPACIOUS DECK
• BRAND-NEW SHED
• OPEN-CONCEPT LIVING

Property features AI

Finance

• HOA & community: No pet restrictions

Exterior

• Parking: Gravel on-site parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Single family residence; Built in 1950
• Construction: Wood frame construction with vinyl siding; Block foundation; Shingle roof
• Exterior features: Shed(s) on the property; Abuts conservation land; Near public beach; Level lot; Private road frontage; River view (Batson River)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom on second level with full bath and walk-in closet; Bedroom on first level; Second bedroom on first level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: First-floor bedroom; Primary bedroom with private bath; 6 total rooms; Negotiable furnishing
• Laundry & utility: Washer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $1k ($18k/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 $1.09M (6.9% below list).
• Recommended offer: $1.09M (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.2% in Kennebunkport — 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 72/100 on livability (#59 in ME) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 104 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $8k of loan paydown is wiped out by about $35k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,094,031 (6.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $831,096
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Skyline Dr	0.72mi	4/1.5 (+1)	1,184 (+2%)	8mo	$845,000	$714	52

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-95,459
• Equity at exit: $175,196

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $37,923
• Equity at exit: $101,593

Cash invested: $329,000 (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 04046

• Home prices YoY: -16.8%
• Active inventory: 104
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $10,940 medium
• Mortgage (P&I): −$6,162
• Tax from tax record: −$428 /mo · $5,130/yr
• Insurance: −$490
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,297
• Net cashflow: $1,497

Break-even live

Break-even rent $9,045

Max offer price $1,175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $2,163	-5% $1,830	+0% $1,497	+5% $1,165	+10% $832
Rent	-10% $633	-5% $1,065	+0% $1,497	+5% $1,930	+10% $2,362
Rate	-1.0pp $2,089	-0.5pp $1,796	base $1,497	+0.5pp $1,193	+1.0pp $883

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Norwood Ln Unit 1532213P Kennebunkport, ME	3.0	2.5	1496	$11,639	$7.78	22d	1	0.06mi
37 Dyke Rd Unit 1532219P Kennebunkport, ME	2.0	1.0	893	$11,332	$12.69	22d	1	0.31mi
34 Wildwood Ave Unit 1532220P Kennebunkport, ME	3.0	1.0	1194	$6,360	$5.33	22d	1	0.70mi

Listing history 11 events

1. 2026-06-18
   days on market $1,175,000 Active 14 DOM
2. 2026-06-17
   days on market $1,175,000 Active 13 DOM
3. 2026-06-16
   days on market $1,175,000 Active 12 DOM
4. 2026-06-15
   days on market $1,175,000 Active 11 DOM
5. 2026-06-14
   days on market $1,175,000 Active 9 DOM
6. 2026-06-10
   days on market $1,175,000 Active 6 DOM
7. 2026-06-09
   days on market $1,175,000 Active 5 DOM
8. 2026-06-08
   days on market $1,175,000 Active 4 DOM
9. 2026-06-07
   days on market $1,175,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    listed $1,175,000 Active 1 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: $5,130 · $428/mo
• Projected year-2 tax: $10,555 · $880/mo
• Expected delta: +$5,425/yr (+$452/mo · 105.8%)

ⓘ 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 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $131,284
• − Mortgage interest: −$65,818
• − Property taxes: −$5,130
• − Insurance: −$6,672
• − Repairs & maintenance: −$10,503
• − Management: −$10,503
• − Depreciation: −$34,182
• Taxable loss: −$1,524
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $18,336/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 — Kennebunkport

• Score: 72/100
• State rank: #59
• US rank: #6034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,035

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 16% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 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: ▼ -73.58%
• Current HPI: 363.3908
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+118.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $1,175,000 MREIS
• 2013-08-01 Listed $539,000 MREIS

Property tax history

+4.0%/yr

Latest (2025): $5,130 · +5.8% YoY. Source: county tax records.