32 Kings Ct · Cape Neddick, ME 04090

$599,000

3 bd · 2.5 ba · 1,930 sqft · SingleFamily public records · 32 Days on market

Built 1967 0.32 ac lot Est $701k · 15% under

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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 +30.0/30.0
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a home located in the quiet neighborhood of Moody only minutes to the ocean? Look no further than 32 Kings Court! This home offers 3 bedrooms with hardwood floors in all the bedrooms with one room being on the first floor and the other 2 located on the 2nd floor of the home. There is a full bathroom on both the first floor and the second floor of the home. The kitchen & dining rooms are open concept and the kitchen stove & refrigerator are only a year old. The living room offers a large bay window allowing for lots of natural light and a working fireplace with a brick surround. There is also a finished entry way and a large finished room to be used as you see fit between the main home and the garage. The garage bay to the right of the home is very long and can store cars back to back to back if car storage is something you desire. My favorite feature about this home is the large roof deck over the garage area. You truly need to see the deck to appreciate it! The home offers new windows throughout, a large basement with windows allowing for lots of natural light and a large back yard area. All this and only minutes to the Beaches of Wells & Ogunquit and a short walk to the restaurants on Route 1 in Moody! Come enjoy Wells & Ogunquit Year Round!

Key facts

• Public beaches
• Roof deck
• Bonus room

Tags

• ROOF DECK
• UPDATED KITCHEN
• NEWLY REDONE BATHROOMS
• BONUS ROOM
• PUBLIC BEACHES
• FANTASTIC RESTAURANTS

Property features AI

Exterior

• Parking: Attached 2-car garage; Automatic door opener; Tandem parking; Paved driveway with 1–4 spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Oil water heater (on heating system)
• Home design: Single-family residence; Built in 1967
• Construction: Wood frame construction; Vinyl siding; Shingle roof; Above-grade finished area 1,930
• Exterior features: Deck; Near public beach; Neighborhood setting; Located on a cul-de-sac; Level lot; Paved road

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom on the first floor; Second bedroom on the second floor; Third bedroom on the second floor
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Hot water heating; Zoned heating; Heat pump cooling
• Interior features: First-floor bedroom; Bathtub; Shower; 1 fireplace; Unfinished full basement with bulkhead, interior entry and sump pump; 8 total rooms; Furnishings negotiable
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $599k).
• Recommended offer: $581k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 3.2% in Cape Neddick — 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 (#58 in ME) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Wells Elementary School (math 87% / reading 91%, grade A+, #73 of 294 statewide, top 25%, 551 students, 15% FRL); Wells Junior High School (math 86% / reading 90%, grade A+, #27 of 85 statewide, top 31%, 441 students, 19% FRL); Wells High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 415 students, 10% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 272 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $168k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $390k; list at $599k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $581,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1967 — 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 B-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: 1.59% ✓
• Cap rate: 13.96%
• Cash-on-cash: 27.38%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $700,590
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Moody Hts	0.29mi	4/2.0 (+1)	1,882 (-2%)	6mo	$530,000	$282	70
32 Queens Way	0.06mi	4/2.0 (+1)	2,128 (+10%)	5mo	$500,000	$235	69
41 Kings Ct	0.04mi	3/2.0	1,690 (-12%)	11mo	$899,900	$532	66
92 Moody Hts	0.32mi	4/3.0 (+1)	2,060 (+7%)	19mo	$750,000	$364	51
20 Ocean Heights Ln	0.55mi	3/1.0	1,720 (-11%)	8mo	$625,000	$363	44
26 Libby Ln	0.38mi	3/3.0	2,195 (+14%)	21mo	$665,000	$303	40
132 Ocean Ave	0.75mi	3/2.5	1,769 (-8%)	21mo	$1,050,000	$594	34
173 Emerson Dr	0.70mi	4/2.0 (+1)	1,680 (-13%)	6mo	$570,000	$339	34
622 Main St	0.68mi	4/3.0 (+1)	2,148 (+11%)	23mo	$1,300,000	$605	23

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: 21.4%
• Equity multiple: 1.87×
• Total profit: $146,510
• Equity at exit: $89,313

10-year hold

• IRR: 29.5%
• Equity multiple: 3.63×
• Total profit: $440,830
• Equity at exit: $51,791

Cash invested: $167,720 (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: 272
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $9,500 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $3,827

Break-even live

Break-even rent $4,656

Max offer price $599,000

Occupancy floor 55%

Sensitivity live

Price	-10% $4,166	-5% $3,996	+0% $3,827	+5% $3,657	+10% $3,487
Rent	-10% $3,076	-5% $3,451	+0% $3,827	+5% $4,202	+10% $4,577
Rate	-1.0pp $4,128	-0.5pp $3,979	base $3,827	+0.5pp $3,671	+1.0pp $3,513

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Birch Cir Ogunquit, ME	4.0	2.0	2346	$9,500	$4.05	45d	1	1.33mi

Listing history 21 events

1. 2026-06-22
   statusdays on market $599,000 Active Under Contract 32 DOM
2. 2026-06-18
   days on market $599,000 Active 29 DOM
3. 2026-06-17
   days on market $599,000 Active 28 DOM
4. 2026-06-16
   days on market $599,000 Active 27 DOM
5. 2026-06-15
   days on market $599,000 Active 26 DOM
6. 2026-06-14
   days on market $599,000 Active 24 DOM
7. 2026-06-13
   days on market $599,000 Active 23 DOM
8. 2026-06-10
   days on market $599,000 Active 21 DOM
9. 2026-06-09
   days on market $599,000 Active 20 DOM
10. 2026-06-08
    days on market $599,000 Active 19 DOM
11. 2026-06-07
    days on market $599,000 Active 18 DOM
12. 2026-06-05
    days on market $599,000 Active 15 DOM
13. 2026-06-03
    days on market $599,000 Active 14 DOM
14. 2026-06-02
    days on market $599,000 Active 13 DOM
15. 2026-06-01
    days on market $599,000 Active 12 DOM
16. 2026-05-31
    days on market $599,000 Active 11 DOM
17. 2026-05-30
    days on market $599,000 Active 10 DOM
18. 2026-05-20
    listed $599,000 Active
19. 2020-12-29
    soldstatus $389,900 Closed 1311-char remark

    Show marketing remark (1311 chars)

    Are you looking for a home located in the quiet neighborhood of Moody only minutes to the ocean? Look no further than 32 Kings Court! This home offers 3 bedrooms with hardwood floors in all the bedrooms with one room being on the first floor and the other 2 located on the 2nd floor of the home. There is a full bathroom on both the first floor and the second floor of the home. The kitchen & dining rooms are open concept and the kitchen stove & refrigerator are only a year old. The living room offers a large bay window allowing for lots of natural light and a working fireplace with a brick surround. There is also a finished entry way and a large finished room to be used as you see fit between the main home and the garage. The garage bay to the right of the home is very long and can store cars back to back to back if car storage is something you desire. My favorite feature about this home is the large roof deck over the garage area. You truly need to see the deck to appreciate it! The home offers new windows throughout, a large basement with windows allowing for lots of natural light and a large back yard area. All this and only minutes to the Beaches of Wells & Ogunquit and a short walk to the restaurants on Route 1 in Moody! Come enjoy Wells & Ogunquit Year Round!

20. 2020-11-06
    status Pending 1311-char remark

    Show marketing remark (1311 chars)

    Are you looking for a home located in the quiet neighborhood of Moody only minutes to the ocean? Look no further than 32 Kings Court! This home offers 3 bedrooms with hardwood floors in all the bedrooms with one room being on the first floor and the other 2 located on the 2nd floor of the home. There is a full bathroom on both the first floor and the second floor of the home. The kitchen & dining rooms are open concept and the kitchen stove & refrigerator are only a year old. The living room offers a large bay window allowing for lots of natural light and a working fireplace with a brick surround. There is also a finished entry way and a large finished room to be used as you see fit between the main home and the garage. The garage bay to the right of the home is very long and can store cars back to back to back if car storage is something you desire. My favorite feature about this home is the large roof deck over the garage area. You truly need to see the deck to appreciate it! The home offers new windows throughout, a large basement with windows allowing for lots of natural light and a large back yard area. All this and only minutes to the Beaches of Wells & Ogunquit and a short walk to the restaurants on Route 1 in Moody! Come enjoy Wells & Ogunquit Year Round!

21. 2020-11-03
    listed $389,900 Active 1311-char remark

    Show marketing remark (1311 chars)

    Are you looking for a home located in the quiet neighborhood of Moody only minutes to the ocean? Look no further than 32 Kings Court! This home offers 3 bedrooms with hardwood floors in all the bedrooms with one room being on the first floor and the other 2 located on the 2nd floor of the home. There is a full bathroom on both the first floor and the second floor of the home. The kitchen & dining rooms are open concept and the kitchen stove & refrigerator are only a year old. The living room offers a large bay window allowing for lots of natural light and a working fireplace with a brick surround. There is also a finished entry way and a large finished room to be used as you see fit between the main home and the garage. The garage bay to the right of the home is very long and can store cars back to back to back if car storage is something you desire. My favorite feature about this home is the large roof deck over the garage area. You truly need to see the deck to appreciate it! The home offers new windows throughout, a large basement with windows allowing for lots of natural light and a large back yard area. All this and only minutes to the Beaches of Wells & Ogunquit and a short walk to the restaurants on Route 1 in Moody! Come enjoy Wells & Ogunquit Year Round!

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $5,799 · $483/mo
• Expected delta: +$2,347/yr (+$196/mo · 68.0%)

ⓘ 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 ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $114,000
• − Mortgage interest: −$33,553
• − Property taxes: −$3,452
• − Insurance: −$2,995
• − Repairs & maintenance: −$9,120
• − Management: −$9,120
• − Depreciation: −$17,425
• Taxable income: $38,334
• Est. tax owed @ 24.0%: −$9,200
• After-tax cash flow: $36,718/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 — Cape Neddick

• Score: 72/100
• State rank: #58
• US rank: #6028

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A Health & safety F 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

+53.6% since first listed

4 events — show timeline

• 2026-05-20 Listed $599,000 MREIS
• 2020-12-29 Sold (MLS) $389,900 MREIS
• 2020-11-06 Pending — MREIS
• 2020-11-03 Listed $389,900 MREIS

Property tax history

+3.7%/yr

Latest (2025): $3,452 · +6.2% YoY. Source: county tax records.