1762 Post Rd #111 · Kennebunk, ME 04090

$179,900

1 bd · 1.0 ba · 448 sqft · Condo public records · 7 Days on market

Built 1986 $260/mo HOA · 14% of rent

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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 +18.0/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.7/10.0
• 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

Look no further! Welcome to Wellington Manor, a YEAR ROUND condo complex featuring an indoor pool, clubhouse and lots of green space to enjoy! Unit 111 has the best location within the complex, a corner unit, located on the ground level (no stairs), and in close proximity to the clubhouse and pool area. This unit has been completely remodeled and will convey fully furnished. (few exceptions being porch furniture, wall art and white TV stand in the kitchen area). The electric fireplace will keep you warm during the winter months - enjoy your new cozy spot, close the ocean! The only unit in the complex with plexiglass windows for the enclosed porch! Thermal curtains for the porch and kitchen area are included with the sale. The 28 day rule applies. Property cannot be rented for 2 years, following the change in ownership. Owners can bring their pet(s) to this vacation property (some restrictions may apply). Renters cannot bring pets onto the property. Wellington Manor is located on the trolley line, about one mile to Wells Harbor beach, and roughly 2 miles to Drakes Island Beach. Monthly condo fees are $230 and there is a one time entrance fee of $2,000. Easy to show. Come take a look! OWNER WOULD LIKE BEST AND FINAL OFFERS BY 5PM ON SUNDAY THE 27TH

Key facts

• Clubhouse
• Sauna
• Stained glass

Tags

• SCREENED PORCH
• INDOOR POOL
• CLUBHOUSE
• SAUNA
• STAINED GLASS
• IMPROVED SHOWER SURROUND

Property features AI

Finance

• HOA & community: Part of an 80-unit community (Wellington Manor Condominiums); Monthly association fee of $260

Exterior

• Parking: No driveway; 1–4 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Condominium; Built in 1986; Ceiling fans
• Construction: Vinyl siding with wood frame construction; Shingle roof; Crawl space and bulkhead basement with exterior-only entry
• Exterior features: Screened patio/porch; Near golf course, public beach, shopping, turnpike/interstate, town, and railroad; Paved road access

Interior

• Kitchen: Refrigerator; Microwave; Electric range
• Bedrooms: One bedroom on the first floor
• Flooring: Laminate flooring
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning unit(s)
• Interior features: One-floor living with first-floor bedroom; Bathtub and separate shower; Storage space; Furnished

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.3% 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; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: major wind risk, 55% 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 $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 1.07% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-19,118
• Equity at exit: $26,824

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-3,447
• Equity at exit: $15,554

Cash invested: $50,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,920 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$82 /mo · $990/yr
• Insurance: −$75
• HOA: −$260
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $156

Break-even live

Break-even rent $1,723

Max offer price $179,900

Occupancy floor 87%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $260 · $3,120/yr
• Likely covers: electricpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-15
   status Pending 1214-char remark
2. 2026-05-14
   status Active 1214-char remark
3. 2026-05-13
   status Pending 1214-char remark
4. 2026-05-06
   listed $179,900 Active 1214-char remark
5. 2022-03-18
   soldstatus $174,500 Closed 1270-char remark

   Show marketing remark (1270 chars)

   Look no further! Welcome to Wellington Manor, a YEAR ROUND condo complex featuring an indoor pool, clubhouse and lots of green space to enjoy! Unit 111 has the best location within the complex, a corner unit, located on the ground level (no stairs), and in close proximity to the clubhouse and pool area. This unit has been completely remodeled and will convey fully furnished. (few exceptions being porch furniture, wall art and white TV stand in the kitchen area). The electric fireplace will keep you warm during the winter months - enjoy your new cozy spot, close the ocean! The only unit in the complex with plexiglass windows for the enclosed porch! Thermal curtains for the porch and kitchen area are included with the sale. The 28 day rule applies. Property cannot be rented for 2 years, following the change in ownership. Owners can bring their pet(s) to this vacation property (some restrictions may apply). Renters cannot bring pets onto the property. Wellington Manor is located on the trolley line, about one mile to Wells Harbor beach, and roughly 2 miles to Drakes Island Beach. Monthly condo fees are $230 and there is a one time entrance fee of $2,000. Easy to show. Come take a look! OWNER WOULD LIKE BEST AND FINAL OFFERS BY 5PM ON SUNDAY THE 27TH

6. 2022-02-28
   status Pending 1270-char remark

   Show marketing remark (1270 chars)

   Look no further! Welcome to Wellington Manor, a YEAR ROUND condo complex featuring an indoor pool, clubhouse and lots of green space to enjoy! Unit 111 has the best location within the complex, a corner unit, located on the ground level (no stairs), and in close proximity to the clubhouse and pool area. This unit has been completely remodeled and will convey fully furnished. (few exceptions being porch furniture, wall art and white TV stand in the kitchen area). The electric fireplace will keep you warm during the winter months - enjoy your new cozy spot, close the ocean! The only unit in the complex with plexiglass windows for the enclosed porch! Thermal curtains for the porch and kitchen area are included with the sale. The 28 day rule applies. Property cannot be rented for 2 years, following the change in ownership. Owners can bring their pet(s) to this vacation property (some restrictions may apply). Renters cannot bring pets onto the property. Wellington Manor is located on the trolley line, about one mile to Wells Harbor beach, and roughly 2 miles to Drakes Island Beach. Monthly condo fees are $230 and there is a one time entrance fee of $2,000. Easy to show. Come take a look! OWNER WOULD LIKE BEST AND FINAL OFFERS BY 5PM ON SUNDAY THE 27TH

7. 2022-02-25
   listed $168,900 Active 1270-char remark

   Show marketing remark (1270 chars)

   Look no further! Welcome to Wellington Manor, a YEAR ROUND condo complex featuring an indoor pool, clubhouse and lots of green space to enjoy! Unit 111 has the best location within the complex, a corner unit, located on the ground level (no stairs), and in close proximity to the clubhouse and pool area. This unit has been completely remodeled and will convey fully furnished. (few exceptions being porch furniture, wall art and white TV stand in the kitchen area). The electric fireplace will keep you warm during the winter months - enjoy your new cozy spot, close the ocean! The only unit in the complex with plexiglass windows for the enclosed porch! Thermal curtains for the porch and kitchen area are included with the sale. The 28 day rule applies. Property cannot be rented for 2 years, following the change in ownership. Owners can bring their pet(s) to this vacation property (some restrictions may apply). Renters cannot bring pets onto the property. Wellington Manor is located on the trolley line, about one mile to Wells Harbor beach, and roughly 2 miles to Drakes Island Beach. Monthly condo fees are $230 and there is a one time entrance fee of $2,000. Easy to show. Come take a look! OWNER WOULD LIKE BEST AND FINAL OFFERS BY 5PM ON SUNDAY THE 27TH

8. 2014-11-21
   soldstatus $63,000

   Show marketing remark (240 chars)

   This Fully Furnished 1 Bedroom/1 Bath Condo is located in the heart of Wells. Owned by the same family for 13 years! 1st Floor End Unit with screened porch & wonderful complex with an indoor pool/clubhouse & lots of green space!

ⓘ 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: $990 · $82/mo
• Projected year-2 tax: $1,718 · $143/mo
• Expected delta: +$728/yr (+$61/mo · 73.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥87°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $23,040
• − Mortgage interest: −$10,077
• − Property taxes: −$990
• − Insurance: −$900
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − HOA: −$3,120
• − Depreciation: −$5,233
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $2,103/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

+124.9% since first listed

10 events — show timeline

• 2026-06-05 Sold (MLS) $179,900 MREIS
• 2026-05-15 Pending — MREIS
• 2026-05-14 Relisted — MREIS
• 2026-05-13 Pending — MREIS
• 2026-05-06 Listed $179,900 MREIS
• 2022-03-18 Sold (MLS) $174,500 MREIS
• 2022-02-28 Pending — MREIS
• 2022-02-25 Listed $168,900 MREIS
• 2014-11-21 Sold (MLS) $63,000 MREIS
• 2013-06-25 Listed $79,999 MREIS

Property tax history

+3.6%/yr

Latest (2025): $990 · +6.2% YoY. Source: county tax records.