84 Ocean Heights Ln · Ogunquit, ME 03907

$1,600,000

3 bd · 3.5 ba · 2,826 sqft · SingleFamily public records · 24 Days on market

Built 2004 0.85 ac lot Est $1633k · at est. $33/mo HOA

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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 +8.4/15.0
• Appreciation +7.8/10.0
• Schools +7.6/10.0
• Cash flow +7.2/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +0.9/10.0

Listing remarks MLS

This beautiful custom home is located in one of Ogunquit's most charming neighborhoods and is convenient to route one, trolley stops and is just a short trek to the beach. The large open concept first level features a gourmet kitchen, a double fireplace and generously sized family room. The second level is where you'll find two guest rooms and a master suite to suit the most discerning buyers. Also on the second level is where you'll find the hidden gem, access to the roof top deck which provides stunning, unobstructed Ocean views. Your piece of Ogunquit is waiting for you to discover it at 84 Ocean Heights lane!

Key facts

• Open floor plan
• Coastal home
• Prime location

Tags

• COASTAL HOME
• PRIME LOCATION
• LIGHT FILLED LIVING SPACE
• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• DOUBLE SIDED FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $400

Exterior

• Parking: Attached 2-car garage with direct entry to the living area; Paved on-site parking for 1–4 vehicles
• Security: Security system
• Utilities: Public water; Public sewer; Utilities active/on
• Home design: Single family residence; Ocean view; Oceanfront (Atlantic / Ocean); Built in 2004; Above-grade finished area recorded in public records
• Construction: Wood frame construction with clapboard, shingle, and wood siding; Shingle roof; Full foundation
• Exterior features: Deck; Glassed-in porch; Porch; Screened porch; Near public beach, shopping, and town; Located in a neighborhood on a level, paved road

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Gas fireplace in kitchen area; Dishwasher; Garbage disposal; Gas range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (Second level) with double vanity, jetted tub, separate shower, cathedral ceiling, walk-in closet, and suite; Bedroom 2 (Second level) with suite and separate shower; Bedroom 3 (Second level) with suite, balcony/deck, and separate shower
• Flooring: Carpet; Tile; Wood
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating with zoned controls; Central air conditioning; Circuit breaker electrical service; Water heater tied to heating system
• Interior features: Walk-in closets; Primary bedroom with private bath; Bathtub and separate shower; Storage; Furnished; Radon mitigation system; Generator; Interior entry to full, unfinished basement with sump pump; Two fireplaces
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.21M (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $950k (40.6% below list).
• Recommended offer: $950k (40.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 42 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

• In year one you build about $101k of equity ($11k loan paydown + $90k appreciation (5.6% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$162k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($1.58M) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $840k; list at $1.60M implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 (40.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.59% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 14.0

CMA / ARV

• ARV (on-the-fly): $1,633,428
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Whiporwill Dr	0.27mi	3/2.5	2,700 (-4%)	6mo	$1,620,000	$600	71
64 Old Kings Hwy	0.25mi	4/2.5 (+1)	3,064 (+8%)	4mo	$1,550,000	$506	62
85 Riverbank Rd	0.38mi	3/3.0	3,087 (+9%)	15mo	$1,784,000	$578	52
36 Tall Pines Rd	0.60mi	3/3.0	2,758 (-2%)	22mo	$1,650,000	$598	47
4 Colby Ln	0.67mi	4/3.5 (+1)	3,056 (+8%)	10mo	$1,390,000	$455	42
98 Bourne Ave	0.62mi	4/3.5 (+1)	3,088 (+9%)	13mo	$1,195,000	$387	40
15 Autumn River Ln	0.74mi	3/2.0	2,420 (-14%)	10mo	$1,493,650	$617	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.64×
• Total profit: $287,376
• Equity at exit: $969,001

10-year hold

• IRR: 11.0%
• Equity multiple: 3.15×
• Total profit: $962,878
• Equity at exit: $1,726,299

Cash invested: $448,000 (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 03907

• Home prices YoY: 1.2%
• Active inventory: 42
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $9,500 medium
• Mortgage (P&I): −$8,391
• Tax from tax record: −$601 /mo · $7,217/yr
• Insurance: −$667
• HOA: −$33
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $-2,187

Break-even live

Break-even rent $12,268

Max offer price $1,213,718

Occupancy floor —

Sensitivity live

Price	-10% $-1,281	-5% $-1,734	+0% $-2,187	+5% $-2,640	+10% $-3,092
Rent	-10% $-2,937	-5% $-2,562	+0% $-2,187	+5% $-1,811	+10% $-1,436
Rate	-1.0pp $-1,381	-0.5pp $-1,780	base $-2,187	+0.5pp $-2,601	+1.0pp $-3,023

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: $400,000
• Closing costs: $48,000
• 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	0.91mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 31 events

1. 2026-06-22
   days on market $1,600,000 Active 24 DOM
2. 2026-06-18
   days on market $1,600,000 Active 21 DOM
3. 2026-06-17
   days on market $1,600,000 Active 20 DOM
4. 2026-06-16
   days on market $1,600,000 Active 19 DOM
5. 2026-06-15
   price $1,600,000 Active 18 DOM
6. 2026-06-15
   days on market $1,650,000 Active 18 DOM
7. 2026-06-14
   days on market $1,650,000 Active 16 DOM
8. 2026-06-13
   days on market $1,650,000 Active 15 DOM
9. 2026-06-10
   days on market $1,650,000 Active 13 DOM
10. 2026-06-09
    days on market $1,650,000 Active 12 DOM
11. 2026-06-08
    days on market $1,650,000 Active 11 DOM
12. 2026-06-07
    days on market $1,650,000 Active 10 DOM
13. 2026-06-05
    days on market $1,650,000 Active 7 DOM
14. 2026-06-03
    days on market $1,650,000 Active 6 DOM
15. 2026-06-02
    days on market $1,650,000 Active 5 DOM
16. 2026-06-01
    days on market $1,650,000 Active 4 DOM
17. 2026-05-31
    days on market $1,650,000 Active 3 DOM
18. 2026-05-30
    days on market $1,650,000 Active 2 DOM
19. 2026-05-28
    listed $1,650,000 Active
20. 2019-12-12
    soldstatus $840,000 Closed 620-char remark

    Show marketing remark (620 chars)

    This beautiful custom home is located in one of Ogunquit's most charming neighborhoods and is convenient to route one, trolley stops and is just a short trek to the beach. The large open concept first level features a gourmet kitchen, a double fireplace and generously sized family room. The second level is where you'll find two guest rooms and a master suite to suit the most discerning buyers. Also on the second level is where you'll find the hidden gem, access to the roof top deck which provides stunning, unobstructed Ocean views. Your piece of Ogunquit is waiting for you to discover it at 84 Ocean Heights lane!

21. 2019-10-31
    status Pending - Continue to Show 620-char remark

    Show marketing remark (620 chars)

    This beautiful custom home is located in one of Ogunquit's most charming neighborhoods and is convenient to route one, trolley stops and is just a short trek to the beach. The large open concept first level features a gourmet kitchen, a double fireplace and generously sized family room. The second level is where you'll find two guest rooms and a master suite to suit the most discerning buyers. Also on the second level is where you'll find the hidden gem, access to the roof top deck which provides stunning, unobstructed Ocean views. Your piece of Ogunquit is waiting for you to discover it at 84 Ocean Heights lane!

22. 2019-10-01
    listed $845,000 Active 620-char remark

    Show marketing remark (620 chars)

    This beautiful custom home is located in one of Ogunquit's most charming neighborhoods and is convenient to route one, trolley stops and is just a short trek to the beach. The large open concept first level features a gourmet kitchen, a double fireplace and generously sized family room. The second level is where you'll find two guest rooms and a master suite to suit the most discerning buyers. Also on the second level is where you'll find the hidden gem, access to the roof top deck which provides stunning, unobstructed Ocean views. Your piece of Ogunquit is waiting for you to discover it at 84 Ocean Heights lane!

23. 2019-10-01
    historical

    Show marketing remark (620 chars)

    This beautiful custom home is located in one of Ogunquit's most charming neighborhoods and is convenient to route one, trolley stops and is just a short trek to the beach. The large open concept first level features a gourmet kitchen, a double fireplace and generously sized family room. The second level is where you'll find two guest rooms and a master suite to suit the most discerning buyers. Also on the second level is where you'll find the hidden gem, access to the roof top deck which provides stunning, unobstructed Ocean views. Your piece of Ogunquit is waiting for you to discover it at 84 Ocean Heights lane!

24. 2019-07-17
    price $849,000
25. 2019-07-17
    listed $849,000 Active
26. 2019-07-17
    historical
27. 2019-05-17
    price $899,000
28. 2019-05-16
    price $899,000
29. 2019-02-12
    listed $949,000 Active
30. 2006-01-02
    listed $799,000
31. 2003-11-15
    listed $725,000

ⓘ 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: $7,217 · $601/mo
• Projected year-2 tax: $14,488 · $1,207/mo
• Expected delta: +$7,272/yr (+$606/mo · 100.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: −$89,625
• − Property taxes: −$7,217
• − Insurance: −$8,000
• − Repairs & maintenance: −$9,120
• − Management: −$9,120
• − HOA: −$396
• − Depreciation: −$46,545
• Taxable loss: −$56,023
• Est. tax savings @ 24.0%: +$13,446
• After-tax cash flow: $-12,794/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 — Ogunquit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,264

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% Hispanic / Latino 1%
• Common ancestry: Lithuanian 13% German 5% Slovak 4%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Other Asian/Pacific 2%

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: ▲ 5.63%
• Current HPI: 471.7521
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+127.6% since first listed

13 events — show timeline

• 2026-05-28 Listed $1,650,000 MREIS
• 2019-12-12 Sold (MLS) $840,000 MREIS
• 2019-10-31 Pending — MREIS
• 2019-10-01 Listed $845,000 MREIS
• 2019-10-01 Delisted — MREIS
• 2019-07-17 Price Changed $849,000 PrimeMLS
• 2019-07-17 Listed $849,000 MREIS
• 2019-07-17 Delisted — MREIS
• 2019-05-17 Price Changed $899,000 PrimeMLS
• 2019-05-16 Price Changed $899,000 MREIS
• 2019-02-12 Listed $949,000 MREIS
• 2006-01-02 Listed $799,000 MREIS
• 2003-11-15 Listed $725,000 MREIS

Property tax history

+2.2%/yr

Latest (2025): $7,217 · +4.2% YoY. Source: county tax records.