143 Beach Ave #205 · Kennebunk, ME 04043

$950,000

2 bd · 2.5 ba · 1,360 sqft · Condo public records · 11 Days on market

Built 1985 $699/sqft · 15% below area Est $1112k · 15% under $871/mo HOA · 8% of rent

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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 +24.0/30.0
• ARV discount +14.1/15.0
• Schools +8.0/10.0
• DSCR +7.7/10.0
• 1% rule +7.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

Key facts

• Hardwood flooring
• Private deck
• Updated windows

Tags

• RENOVATED TWO-LEVEL CONDO
• QUARTZ AND MARBLE KITCHEN
• HARDWOOD FLOORING
• SKYLIGHTS
• UPDATED WINDOWS
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $950k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $950k).
• Cap rate 8.6% 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 $7k of loan paydown is wiped out by about $28k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $410k; list at $950k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $122/mo.
• Climate carrying-cost: in FEMA flood zone AO (mandatory federal flood insurance); severe wind risk, 80% 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 $950,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.0

CMA / ARV

• ARV (median comp): $1,112,235
• List price: $950,000
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-42,477
• Equity at exit: $141,648

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $108,182
• Equity at exit: $82,139

Cash invested: $266,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $11,379 medium
• Mortgage (P&I): −$4,982
• Tax from tax record: −$878 /mo · $10,531/yr
• Insurance: −$396
• Flood insurance flood zone: −$122 /mo · $1,468/yr
• HOA: −$871
• Vacancy / Maint / Mgmt: −$2,390
• Net cashflow: $1,741

Break-even live

Break-even rent $9,175

Max offer price $950,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,279	-5% $2,010	+0% $1,741	+5% $1,472	+10% $1,203
Rent	-10% $842	-5% $1,291	+0% $1,741	+5% $2,190	+10% $2,640
Rate	-1.0pp $2,219	-0.5pp $1,982	base $1,741	+0.5pp $1,495	+1.0pp $1,244

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: $237,500
• Closing costs: $28,500
• 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	21d	1	0.69mi

HOA detail condo

• Monthly dues: $871 · $10,452/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 36 events

1. 2026-06-18
   days on market $950,000 Active 11 DOM
2. 2026-06-17
   days on market $950,000 Active 10 DOM
3. 2026-06-16
   days on market $950,000 Active 9 DOM
4. 2026-06-15
   days on market $950,000 Active 8 DOM
5. 2026-06-14
   days on market $950,000 Active 6 DOM
6. 2026-06-10
   days on market $950,000 Active 3 DOM
7. 2026-06-09
   days on market $950,000 Active 2 DOM
8. 2026-06-07
   days on marketlisting id $950,000 Active 1 DOM
9. 2026-06-02
   days on market $950,000 Active 257 DOM
10. 2026-06-01
    days on market $950,000 Active 256 DOM
11. 2026-05-31
    days on market $950,000 Active 255 DOM
12. 2026-05-30
    days on market $950,000 Active 254 DOM
13. 2026-05-01
    price $950,000 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

14. 2026-04-10
    price $963,500 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

15. 2026-04-03
    status Active 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

16. 2026-04-03
    historical 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

17. 2026-02-25
    status Active 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

18. 2026-02-25
    historical 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

19. 2025-09-18
    listed $968,500 Active 1282-char remark

    Show marketing remark (1282 chars)

    Secure your beach condo NOW!! Location~Value~Lifestyle! Just steps from Gooch's Beach, this beautifully renovated two level condo at Narragansett By The Sea offers a rare opportunity to own at Kennebunk Beach with instant equity, supported by a recent appraisal generously exceeding the current asking price. Completely renovated in 2020, this coastal retreat features 2 bedrooms, 2.5 baths, and 1,360 square feet of light filled living space that blends modern style with classic seaside charm. The kitchen showcases quartz countertops and marble floors and opens to the dining and living areas with wood flooring, new windows, and skylights, while your deck invites ocean breezes and the soothing sound of the surf. The spacious primary suite includes a bath with an oversized tiled shower, and the guest bedroom and full bath offer comfortable accommodations for family and visitors. A main level half bath with laundry adds everyday convenience. Enjoy resort style amenities including a heated pool overlooking the beach, refurbished tennis and pickleball courts, , all just one mile from Dock Square with its renowned dining, boutiques, and entertainment. This is a special opportunity to step into immediate value and enjoy the very best of coastal living at Kennebunk Beach.

20. 2025-06-26
    price $968,500
21. 2025-05-13
    price $979,900
22. 2025-05-01
    price $981,900
23. 2025-03-03
    price $984,900
24. 2024-09-10
    price $999,900
25. 2024-08-30
    price $1,030,000
26. 2024-08-07
    price $1,049,000
27. 2024-07-18
    price $1,099,000
28. 2024-07-13
    price $1,125,000
29. 2024-07-03
    price $1,150,000
30. 2024-06-19
    price $1,199,900
31. 2020-09-15
    soldstatus $410,000 Closed
32. 2020-08-03
    status Pending
33. 2020-07-14
    status Active
34. 2020-07-13
    status Pending
35. 2020-06-04
    price $425,000
36. 2020-01-02
    listed $450,000 Active

ⓘ 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: $10,531 · $878/mo
• Projected year-2 tax: $11,726 · $977/mo
• Expected delta: +$1,194/yr (+$100/mo · 11.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AO · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,548
• − Mortgage interest: −$53,215
• − Property taxes: −$10,531
• − Insurance: −$6,218
• − Repairs & maintenance: −$10,924
• − Management: −$10,924
• − HOA: −$10,452
• − Depreciation: −$27,636
• Taxable income: $6,649
• Est. tax owed @ 24.0%: −$1,596
• After-tax cash flow: $19,294/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

+111.1% since first listed

24 events — show timeline

• 2026-05-01 Price Changed $950,000 MREIS
• 2026-04-10 Price Changed $963,500 MREIS
• 2026-04-03 Relisted — MREIS
• 2026-04-03 Delisted — MREIS
• 2026-02-25 Relisted — MREIS
• 2026-02-25 Delisted — MREIS
• 2025-09-18 Listed $968,500 MREIS
• 2025-06-26 Price Changed $968,500 MREIS
• 2025-05-13 Price Changed $979,900 MREIS
• 2025-05-01 Price Changed $981,900 MREIS
• 2025-03-03 Price Changed $984,900 MREIS
• 2024-09-10 Price Changed $999,900 MREIS
• 2024-08-30 Price Changed $1,030,000 MREIS
• 2024-08-07 Price Changed $1,049,000 MREIS
• 2024-07-18 Price Changed $1,099,000 MREIS
• 2024-07-13 Price Changed $1,125,000 MREIS
• 2024-07-03 Price Changed $1,150,000 MREIS
• 2024-06-19 Price Changed $1,199,900 MREIS
• 2020-09-15 Sold (MLS) $410,000 MREIS
• 2020-08-03 Pending — MREIS
• 2020-07-14 Relisted — MREIS
• 2020-07-13 Pending — MREIS
• 2020-06-04 Price Changed $425,000 MREIS
• 2020-01-02 Listed $450,000 MREIS

Property tax history

+6.5%/yr

Latest (2025): $10,531 · +32.3% YoY. Source: county tax records.