20 Stone Rd · Kennebunkport, ME 04046

$725,000

3 bd · 2.0 ba · 1,234 sqft · SingleFamily public records · 87 Days on market

Built 1968 1.20 ac lot $588/sqft · 59% above area Est $671k · 8% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +8.0/10.0
• ARV discount +3.9/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, spacious, and impeccably maintained, this raised ranch offers the perfect blend of privacy and convenience on 1.2 acres in desirable Kennebunkport. Centrally located yet tucked away, the property provides a peaceful setting while being just minutes from local beaches, Dock Square shops, restaurants, and all the charm the area has to offer. Inside, the home is filled with natural light, enhanced by brand-new skylights in the space above the agarage, and a recently installed roof. The well-cared-for interior offers comfortable living spaces that feel both open and welcoming, making it ideal as a year-round residence or a relaxing vacation retreat. The detached two-car garage provides ample storage and functionality, while the expansive finished space above presents endless possibilities--perfect for a future studio, workshop, home office, or additional living area. A full house generator for peace of mind! Set on a generous 1.2-acre lot, this property offers room to enjoy the outdoors, entertain, or simply relax in a private setting close to everything Kennebunkport is known for.

Key facts

• 1.2 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $725k.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $725k).
• Recommended offer: $682k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 2.2% in Kennebunkport — 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 72/100 on livability (#59 in ME) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 104 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $203k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $585k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $681,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.61% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.33%
• DSCR: 2.26
• GRM: 5.2

CMA / ARV

• ARV (median comp): $670,720
• List price: $725,000
• Delta: 8.09%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 1.92×
• Total profit: $187,505
• Equity at exit: $108,100

10-year hold

• IRR: 30.5%
• Equity multiple: 3.74×
• Total profit: $555,446
• Equity at exit: $62,685

Cash invested: $203,000 (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 04046

• Home prices YoY: -16.8%
• Active inventory: 104
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $11,639 medium
• Mortgage (P&I): −$3,802
• Tax from tax record: −$299 /mo · $3,589/yr
• Insurance: −$302
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,444
• Net cashflow: $4,792

Break-even live

Break-even rent $5,574

Max offer price $725,000

Occupancy floor 54%

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: $181,250
• Closing costs: $21,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 Norwood Ln Unit 1532213P Kennebunkport, ME	3.0	2.5	1496	$11,639	$7.78	21d	1	1.46mi

Listing history 22 events

1. 2026-06-18
   days on market $725,000 Active 87 DOM
2. 2026-06-17
   days on market $725,000 Active 86 DOM
3. 2026-06-16
   days on market $725,000 Active 85 DOM
4. 2026-06-15
   days on market $725,000 Active 84 DOM
5. 2026-06-14
   days on market $725,000 Active 82 DOM
6. 2026-06-10
   days on market $725,000 Active 79 DOM
7. 2026-06-09
   days on market $725,000 Active 78 DOM
8. 2026-06-08
   days on market $725,000 Active 77 DOM
9. 2026-06-07
   days on market $725,000 Active 76 DOM
10. 2026-06-05
    days on market $725,000 Active 73 DOM
11. 2026-06-03
    days on market $725,000 Active 72 DOM
12. 2026-06-02
    days on market $725,000 Active 71 DOM
13. 2026-06-01
    days on market $725,000 Active 70 DOM
14. 2026-05-31
    days on market $725,000 Active 69 DOM
15. 2026-05-30
    days on market $725,000 Active 68 DOM
16. 2026-04-16
    status Active 1103-char remark

    Show marketing remark (1103 chars)

    Bright, spacious, and impeccably maintained, this raised ranch offers the perfect blend of privacy and convenience on 1.2 acres in desirable Kennebunkport. Centrally located yet tucked away, the property provides a peaceful setting while being just minutes from local beaches, Dock Square shops, restaurants, and all the charm the area has to offer. Inside, the home is filled with natural light, enhanced by brand-new skylights in the space above the agarage, and a recently installed roof. The well-cared-for interior offers comfortable living spaces that feel both open and welcoming, making it ideal as a year-round residence or a relaxing vacation retreat. The detached two-car garage provides ample storage and functionality, while the expansive finished space above presents endless possibilities--perfect for a future studio, workshop, home office, or additional living area. A full house generator for peace of mind! Set on a generous 1.2-acre lot, this property offers room to enjoy the outdoors, entertain, or simply relax in a private setting close to everything Kennebunkport is known for.

17. 2026-04-10
    status Pending 1103-char remark

    Show marketing remark (1103 chars)

    Bright, spacious, and impeccably maintained, this raised ranch offers the perfect blend of privacy and convenience on 1.2 acres in desirable Kennebunkport. Centrally located yet tucked away, the property provides a peaceful setting while being just minutes from local beaches, Dock Square shops, restaurants, and all the charm the area has to offer. Inside, the home is filled with natural light, enhanced by brand-new skylights in the space above the agarage, and a recently installed roof. The well-cared-for interior offers comfortable living spaces that feel both open and welcoming, making it ideal as a year-round residence or a relaxing vacation retreat. The detached two-car garage provides ample storage and functionality, while the expansive finished space above presents endless possibilities--perfect for a future studio, workshop, home office, or additional living area. A full house generator for peace of mind! Set on a generous 1.2-acre lot, this property offers room to enjoy the outdoors, entertain, or simply relax in a private setting close to everything Kennebunkport is known for.

18. 2026-03-17
    price $725,000 1103-char remark

    Show marketing remark (1103 chars)

    Bright, spacious, and impeccably maintained, this raised ranch offers the perfect blend of privacy and convenience on 1.2 acres in desirable Kennebunkport. Centrally located yet tucked away, the property provides a peaceful setting while being just minutes from local beaches, Dock Square shops, restaurants, and all the charm the area has to offer. Inside, the home is filled with natural light, enhanced by brand-new skylights in the space above the agarage, and a recently installed roof. The well-cared-for interior offers comfortable living spaces that feel both open and welcoming, making it ideal as a year-round residence or a relaxing vacation retreat. The detached two-car garage provides ample storage and functionality, while the expansive finished space above presents endless possibilities--perfect for a future studio, workshop, home office, or additional living area. A full house generator for peace of mind! Set on a generous 1.2-acre lot, this property offers room to enjoy the outdoors, entertain, or simply relax in a private setting close to everything Kennebunkport is known for.

19. 2026-03-17
    listed $72,500 Active 1103-char remark

    Show marketing remark (1103 chars)

    Bright, spacious, and impeccably maintained, this raised ranch offers the perfect blend of privacy and convenience on 1.2 acres in desirable Kennebunkport. Centrally located yet tucked away, the property provides a peaceful setting while being just minutes from local beaches, Dock Square shops, restaurants, and all the charm the area has to offer. Inside, the home is filled with natural light, enhanced by brand-new skylights in the space above the agarage, and a recently installed roof. The well-cared-for interior offers comfortable living spaces that feel both open and welcoming, making it ideal as a year-round residence or a relaxing vacation retreat. The detached two-car garage provides ample storage and functionality, while the expansive finished space above presents endless possibilities--perfect for a future studio, workshop, home office, or additional living area. A full house generator for peace of mind! Set on a generous 1.2-acre lot, this property offers room to enjoy the outdoors, entertain, or simply relax in a private setting close to everything Kennebunkport is known for.

20. 2022-12-06
    soldstatus $585,000 Closed 774-char remark

    Show marketing remark (774 chars)

    Ignite your adventurous spirit surrounded by miles of Kennebunkport Conservation Trust's year-round woodland trails just steps from your back door encompassed by Goosrocks Beach, Cape Porpoise Pier and ''The Port'' all a mere 5+/- minutes from your front door. Find respite from the everyday responsibilities, a place to pursue your passions nestled within 3+ bedrooms, two full baths, open concept kitchen dining, two woodburning fireplaces, two living/family rooms, easily accessible yet private office space, workshop, Garden shed, backyard deck, oversized 2 car garage with finished storage space and boasting a 30' X 30' / 900' sq ft heated /open, skylit studio/workshop enticing a myriad of options. A peaceful setting in which to rest, restore and nourish your soul.

21. 2022-10-20
    status Pending 774-char remark

    Show marketing remark (774 chars)

    Ignite your adventurous spirit surrounded by miles of Kennebunkport Conservation Trust's year-round woodland trails just steps from your back door encompassed by Goosrocks Beach, Cape Porpoise Pier and ''The Port'' all a mere 5+/- minutes from your front door. Find respite from the everyday responsibilities, a place to pursue your passions nestled within 3+ bedrooms, two full baths, open concept kitchen dining, two woodburning fireplaces, two living/family rooms, easily accessible yet private office space, workshop, Garden shed, backyard deck, oversized 2 car garage with finished storage space and boasting a 30' X 30' / 900' sq ft heated /open, skylit studio/workshop enticing a myriad of options. A peaceful setting in which to rest, restore and nourish your soul.

22. 2022-09-30
    listed $584,000 Active 774-char remark

    Show marketing remark (774 chars)

    Ignite your adventurous spirit surrounded by miles of Kennebunkport Conservation Trust's year-round woodland trails just steps from your back door encompassed by Goosrocks Beach, Cape Porpoise Pier and ''The Port'' all a mere 5+/- minutes from your front door. Find respite from the everyday responsibilities, a place to pursue your passions nestled within 3+ bedrooms, two full baths, open concept kitchen dining, two woodburning fireplaces, two living/family rooms, easily accessible yet private office space, workshop, Garden shed, backyard deck, oversized 2 car garage with finished storage space and boasting a 30' X 30' / 900' sq ft heated /open, skylit studio/workshop enticing a myriad of options. A peaceful setting in which to rest, restore and nourish your soul.

ⓘ 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: $3,589 · $299/mo
• Projected year-2 tax: $6,724 · $560/mo
• Expected delta: +$3,136/yr (+$261/mo · 87.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $139,668
• − Mortgage interest: −$40,611
• − Property taxes: −$3,589
• − Insurance: −$3,625
• − Repairs & maintenance: −$11,173
• − Management: −$11,173
• − Depreciation: −$21,091
• Taxable income: $48,405
• Est. tax owed @ 24.0%: −$11,617
• After-tax cash flow: $45,883/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 — Kennebunkport

• Score: 72/100
• State rank: #59
• US rank: #6034

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ 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

+24.1% since first listed

7 events — show timeline

• 2026-04-16 Relisted — MREIS
• 2026-04-10 Pending — MREIS
• 2026-03-17 Price Changed $725,000 MREIS
• 2026-03-17 Listed $72,500 MREIS
• 2022-12-06 Sold (MLS) $585,000 MREIS
• 2022-10-20 Pending — MREIS
• 2022-09-30 Listed $584,000 MREIS

Property tax history

+4.5%/yr

Latest (2025): $3,589 · +7.5% YoY. Source: county tax records.