5 Lake Brook Dr · Kennebunk, ME 04043

$1,795,000

4 bd · 3.5 ba · 3,634 sqft · SingleFamily public records · 93 Days on market

Built 2020 4.60 ac lot $494/sqft · 44% above area Est $1310k · 37% over $83/mo HOA · 2% of rent

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Why this score? — see what drove the F 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).

• Schools +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A private estate on 4.6 acres in Kennebunk, this custom-built Cape offers a rare combination of quality, and space with direct access to the 'Kennebunk Secret Garden, ' a nearly 40-acre land trust with walking trails right from your backyard. The home offers nearly 4,000 square feet of living space, including a one-bedroom in-law apartment, ideal for guests, extended family, or added flexibility. Inside, the details stand out. Ten-foot ceilings, Andersen 400 Series windows, and hardwood flooring, including Brazilian and Burmese teak, bring warmth and character throughout. The great room features a 24-foot vaulted ceiling, a propane fireplace, and a grand staircase that anchors the space. The layout also includes a dedicated office, guest quarters, and comfortable living areas designed for both everyday life and entertaining. The kitchen is well-appointed with solid cherry cabinetry, quartz countertops, and a butler's pantry for additional storage and prep space. Outside, the property has been thoughtfully developed with multiple areas to enjoy. Two composite decks, a covered porch, greenhouse, warm water outdoor shower, raised beds, apple trees, and established gardens create a setting that evolves with the seasons. A stone fire pit and classic rock walls complete the outdoor space. Additional features include a heated three-car garage, solar panels with Tesla battery backup capable of powering the home for 24 hours, central air, irrigation, and both city water and a separate well for outdoor use. A property that offers sanctuary, flexibility, and a connection to nature, just minutes from town and the coast. Close to Downtown Kennebunk Village and min to Dockyard Square. Within minutes you can reach Mother's Beach, Gooch's Beach, and Middle Beach, some of the most desirable beaches in southern Maine. Convenient for commuting to Portland (about 30 minutes) or Portsmouth (about 25 minutes)

Key facts

• Hardwood flooring
• Ten foot ceilings
• Private estate

Tags

• PRIVATE ESTATE
• ONE BEDROOM IN LAW APARTMENT
• TEN FOOT CEILINGS
• ANDERSEN 400 SERIES WINDOWS
• HARDWOOD FLOORING
• 24 FOOT VAULTED CEILING

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $1.79M.

Deal economics

• At list price, monthly cash flow is $-8k ($-94k/yr) — negative.
• To cash-flow at today's rent, offer at most $414k (76.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $467k (74.0% below list).
• Recommended offer: $414k (76.9% below list) — sets the bar for cash-flow.
• Cap rate 1.1% vs local median 3.2% in Kennebunk — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1,386 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 $12k of loan paydown is wiped out by about $54k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($1.63M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $105k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $185k; list at $1.79M implies a 870% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $414,041 (76.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 77% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.26% ✗
• Cap rate: 1.07%
• Cash-on-cash: -18.66%
• DSCR: 0.17
• GRM: 32.1

CMA / ARV

• ARV (median comp): $1,309,565
• List price: $1,795,000
• Delta: 37.07%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Southgate Rd	0.55mi	4/2.5	3,352 (-8%)	7mo	$1,160,000	$346	52
3 Surrey Ln	0.11mi	5/4.5 (+1)	4,063 (+12%)	24mo	$1,700,000	$418	46
271 River Rd	0.67mi	5/3.5 (+1)	3,472 (-4%)	13mo	$1,350,000	$389	45
101 Port Rd	0.65mi	3/2.0 (-1)	3,520 (-3%)	13mo	$680,000	$193	42
2 Titcomb Ln	0.32mi	3/2.5 (-1)	3,100 (-15%)	22mo	$1,695,000	$547	33

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: -54.3%
• Equity multiple: -0.57×
• Total profit: $-789,238
• Equity at exit: $267,640

10-year hold

• IRR: —
• Equity multiple: -1.65×
• Total profit: $-1,330,329
• Equity at exit: $155,199

Cash invested: $502,600 (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: 32.1×

Monthly cashflow live

• Estimated rent: $4,666 medium
• Mortgage (P&I): −$9,413
• Tax from tax record: −$1,259 /mo · $15,113/yr
• Insurance: −$748
• HOA: −$83
• Vacancy / Maint / Mgmt: −$980
• Net cashflow: $-7,817

Break-even live

Break-even rent $14,561

Max offer price $414,041

Occupancy floor —

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: $448,750
• Closing costs: $53,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $1,795,000 Active 93 DOM
2. 2026-06-17
   days on market $1,795,000 Active 92 DOM
3. 2026-06-16
   days on market $1,795,000 Active 91 DOM
4. 2026-06-15
   days on market $1,795,000 Active 90 DOM
5. 2026-06-14
   days on market $1,795,000 Active 88 DOM
6. 2026-06-10
   days on market $1,795,000 Active 85 DOM
7. 2026-06-09
   days on market $1,795,000 Active 84 DOM
8. 2026-06-08
   days on market $1,795,000 Active 83 DOM
9. 2026-06-07
   days on market $1,795,000 Active 82 DOM
10. 2026-06-05
    days on market $1,795,000 Active 79 DOM
11. 2026-06-03
    pricedays on market $1,795,000 Active 78 DOM
12. 2026-06-02
    days on market $1,900,000 Active 77 DOM
13. 2026-06-01
    days on market $1,900,000 Active 76 DOM
14. 2026-05-31
    days on market $1,900,000 Active 75 DOM
15. 2026-05-30
    days on market $1,900,000 Active 74 DOM
16. 2026-03-17
    listed $1,900,000 Active 1921-char remark

    Show marketing remark (1921 chars)

    A private estate on 4.6 acres in Kennebunk, this custom-built Cape offers a rare combination of quality, and space with direct access to the 'Kennebunk Secret Garden, ' a nearly 40-acre land trust with walking trails right from your backyard. The home offers nearly 4,000 square feet of living space, including a one-bedroom in-law apartment, ideal for guests, extended family, or added flexibility. Inside, the details stand out. Ten-foot ceilings, Andersen 400 Series windows, and hardwood flooring, including Brazilian and Burmese teak, bring warmth and character throughout. The great room features a 24-foot vaulted ceiling, a propane fireplace, and a grand staircase that anchors the space. The layout also includes a dedicated office, guest quarters, and comfortable living areas designed for both everyday life and entertaining. The kitchen is well-appointed with solid cherry cabinetry, quartz countertops, and a butler's pantry for additional storage and prep space. Outside, the property has been thoughtfully developed with multiple areas to enjoy. Two composite decks, a covered porch, greenhouse, warm water outdoor shower, raised beds, apple trees, and established gardens create a setting that evolves with the seasons. A stone fire pit and classic rock walls complete the outdoor space. Additional features include a heated three-car garage, solar panels with Tesla battery backup capable of powering the home for 24 hours, central air, irrigation, and both city water and a separate well for outdoor use. A property that offers sanctuary, flexibility, and a connection to nature, just minutes from town and the coast. Close to Downtown Kennebunk Village and min to Dockyard Square. Within minutes you can reach Mother's Beach, Gooch's Beach, and Middle Beach, some of the most desirable beaches in southern Maine. Convenient for commuting to Portland (about 30 minutes) or Portsmouth (about 25 minutes)

17. 2019-04-12
    soldstatus $185,000 Closed 574-char remark

    Show marketing remark (574 chars)

    Last lot available this new 5 lot subdivision! This prime lot is made up of open rolling fields in the front, bordered by trees in the back. The gentle slope of the land would be ideal for a walk out basement. The lot also abuts 43 acres of conservation land. Hike/snowshoe from your own lot to various trails. Lake Brook Drive will be paved. Amenities include underground utilities, street lights, and town water. Fabulous location- 1.5 miles to Dock Square, and 2 miles to town. Come create! Lot size of 3.6 acres is approximate. Lot being split from larger 12.5 acre lot.

18. 2019-01-10
    status Pending 574-char remark

    Show marketing remark (574 chars)

    Last lot available this new 5 lot subdivision! This prime lot is made up of open rolling fields in the front, bordered by trees in the back. The gentle slope of the land would be ideal for a walk out basement. The lot also abuts 43 acres of conservation land. Hike/snowshoe from your own lot to various trails. Lake Brook Drive will be paved. Amenities include underground utilities, street lights, and town water. Fabulous location- 1.5 miles to Dock Square, and 2 miles to town. Come create! Lot size of 3.6 acres is approximate. Lot being split from larger 12.5 acre lot.

19. 2018-11-20
    listed $189,000 Active 574-char remark

    Show marketing remark (574 chars)

    Last lot available this new 5 lot subdivision! This prime lot is made up of open rolling fields in the front, bordered by trees in the back. The gentle slope of the land would be ideal for a walk out basement. The lot also abuts 43 acres of conservation land. Hike/snowshoe from your own lot to various trails. Lake Brook Drive will be paved. Amenities include underground utilities, street lights, and town water. Fabulous location- 1.5 miles to Dock Square, and 2 miles to town. Come create! Lot size of 3.6 acres is approximate. Lot being split from larger 12.5 acre lot.

ⓘ 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: $15,113 · $1,259/mo
• Projected year-2 tax: $19,762 · $1,647/mo
• Expected delta: +$4,650/yr (+$387/mo · 30.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $55,993
• − Mortgage interest: −$100,548
• − Property taxes: −$15,113
• − Insurance: −$8,975
• − Repairs & maintenance: −$4,479
• − Management: −$4,479
• − HOA: −$996
• − Depreciation: −$52,218
• Taxable loss: −$130,816
• Est. tax savings @ 24.0%: +$31,396
• After-tax cash flow: $-62,412/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

+905.3% since first listed

4 events — show timeline

• 2026-03-17 Listed $1,900,000 MREIS
• 2019-04-12 Sold (MLS) $185,000 MREIS
• 2019-01-10 Pending — MREIS
• 2018-11-20 Listed $189,000 MREIS

Property tax history

+20.3%/yr

Latest (2025): $15,113 · +9.5% YoY. Source: county tax records.