284 Log Cabin Rd · Kennebunk, ME 04046

$399,000

2 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 11 Days on market

Built 1980 2.37 ac lot $300/sqft · 9% below area Est $436k · 9% under

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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).

• ARV discount +11.3/15.0
• Cash flow +9.8/30.0
• Schools +8.0/10.0
• Livability +4.0/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Just minutes from Kennebunkport Village, Beaches & the Eastern Trail; this 3 bedroom, 2 bath home offers privacy, practicality and opportunity without the village pricetag. Set on a wooded lot with detached 2 car garage, the property is adjacent to railroad tracks which has been considered in the pricing. Generator included. ADU potential per Town of Arundel. Property is pre-inspected

Key facts

• Eastern trail
• Adu potential
• Wooded lot

Tags

• KENNEBUNKPORT VILLAGE
• EASTERN TRAIL
• WOODED LOT
• DETACHED GARAGE
• ADU POTENTIAL
• PRE-INSPECTED

Property features AI

Finance

• Other: Lot approximately 2.37 acres; Zoning: R3; Has a spa

Exterior

• Parking: 2-car garage; Paved parking with room for 5–10 vehicles
• Utilities: Circuit breaker electric system; Private sewer
• Home design: Single-family residence; Colonial architectural style; Above-grade finished living area of 1,332
• Construction: Wood frame with vinyl siding; Poured concrete foundation; Building area approximately 1,332
• Exterior features: Shingle roof; Shed(s) on the property; Private water source

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the second floor
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil-fired forced air heating
• Interior features: Colonial style; 6 total rooms; Full unfinished basement with interior entry and bulkhead
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (29.2% below list).
• Recommended offer: $282k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: crime A+, employment A+, housing 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.
• Zoned schools: Mildred L Day School (math 98% / reading 92%, grade A+, #14 of 294 statewide, top 6%, 210 students, 14% FRL); Middle School of The Kennebunks (math 92% / reading 96%, grade A+, #5 of 85 statewide, top 5%, 479 students, 11% FRL); Kennebunk High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 756 students, 11% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: 106 active listings in the ZIP; 2 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask has dropped $26k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,500 (29.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $436,323
• List price: $399,000
• Delta: -8.55%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
284 Log Cabin Rd	0.00mi	3/2.0 (+1)	1,332 (0%)	1mo	$406,000	$305	94

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-81,003
• Equity at exit: $59,492

10-year hold

• IRR: -14.4%
• Equity multiple: 0.18×
• Total profit: $-91,930
• Equity at exit: $34,498

Cash invested: $111,720 (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 04046

• Home prices YoY: -16.8%
• Active inventory: 106
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$228 /mo · $2,734/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-255

Break-even live

Break-even rent $3,147

Max offer price $354,000

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-142	+0% $-255	+5% $-368	+10% $-481
Rent	-10% $-478	-5% $-366	+0% $-255	+5% $-143	+10% $-32
Rate	-1.0pp $-54	-0.5pp $-153	base $-255	+0.5pp $-358	+1.0pp $-463

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1393 Portland Rd Unit A Arundel, ME	3.0	1.0	1250	$2,750	$2.20	45d	1	0.86mi
1393 Portland Rd Unit B Arundel, ME	3.0	1.0	1250	$2,900	$2.32	45d	1	0.86mi

Listing history 4 events

1. 2026-05-10
   status Pending 393-char remark
2. 2026-05-08
   price $399,000 393-char remark
3. 2026-04-29
   listed $425,000 Active 393-char remark
4. 1997-02-12
   soldstatus $50,000

ⓘ 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: $2,734 · $228/mo
• Projected year-2 tax: $4,080 · $340/mo
• Expected delta: +$1,346/yr (+$112/mo · 49.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $33,900
• − Mortgage interest: −$22,350
• − Property taxes: −$2,734
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$11,607
• Taxable loss: −$10,210
• Est. tax savings @ 24.0%: +$2,451
• After-tax cash flow: $-606/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): 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

+712.0% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $406,000 MREIS
• 2026-05-10 Pending — MREIS
• 2026-05-08 Price Changed $399,000 MREIS
• 2026-04-29 Listed $425,000 MREIS
• 2008-03-13 Listed $179,000 MREIS
• 1997-02-12 Sold (Public Records) $50,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $2,734 · +0.0% YoY. Source: county tax records.