68 Poplar Park Dr · Kennebunk, ME 04090

$174,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 1996 $188/sqft · 107% above area $360/mo HOA · 14% of rent ↓ 8% since listing

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet cul-de-sac, this charming and cozy 3-bedroom, 1.5-bath home offers comfort, privacy, and value. Inside, you'll find an inviting open-concept living space with a functional layout designed for easy, single-level living. Ideally located in the heart of Wells, you're just minutes from local beaches, restaurants, and everything the area has to offer. A spacious sunroom and open deck provide the perfect setting to relax or entertain with family and friends. Offering the best of both worlds--peaceful living and close proximity to coastal amenities--this home is a wonderful opportunity to put your stamp on it at an affordable price. Whether you're searching for a seasonal re

Key facts

• Parking
• Built 1996
• Listed 36 days

Property features AI

Finance

• Financial info: Land lease present
• HOA & community: Has association with a $360 monthly fee; No dogs allowed

Exterior

• Parking: Gravel parking; 1–4 parking spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater; Utilities are on
• Home design: Mobile home (single wide); Fleetwood Oakland model; 1996 construction
• Construction: Vinyl siding; Metal and shingle roof
• Exterior features: Deck; Glassed-in porch; Shed(s); Located in a mobile home park; Near public beach; Near turnpike/interstate; Near town; Neighborhood setting; Cul-de-sac; Level lot; Private road frontage; Paved road

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Bedroom 1 on first floor; Bedroom 2 on first floor; Bedroom 3 on first floor
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: One-floor living; First-floor bedroom; Bathtub; Storm windows
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $174k).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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 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: 1.44% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.90%
• DSCR: 1.62
• GRM: 5.8

CMA / ARV

• ARV (median comp): $84,007
• List price: $174,000
• Delta: 107.13%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Poplar Park Dr	0.05mi	2/1.5	924 (0%)	4mo	$200,000	$216	93
61 Poplar Park Dr	0.03mi	2/2.0	938 (+2%)	10mo	$245,000	$261	87
150 Chapel Rd #118	0.29mi	2/1.0	1,000 (+8%)	1mo	$40,000	$40	68
150 Chapel Rd #722	0.29mi	2/1.0	884 (-4%)	10mo	$79,900	$90	67
150 Chapel Rd #821	0.29mi	1/1.0 (-1)	884 (-4%)	9mo	$59,000	$67	63
150 Chapel Rd Unit U-119	0.29mi	2/1.0	1,000 (+8%)	8mo	$44,000	$44	62
150 Chapel Rd #706	0.29mi	3/1.0 (+1)	834 (-10%)	7mo	$54,000	$65	55
392 Sanford Rd	0.70mi	2/1.5	882 (-4%)	4mo	$250,000	$283	54
23 College Dr #121	0.70mi	3/1.0 (+1)	894 (-3%)	1mo	$75,000	$84	52
23 College Dr #214	0.70mi	3/1.0 (+1)	866 (-6%)	11mo	$101,000	$117	39
23 College Dr #117	0.70mi	2/1.0	816 (-12%)	10mo	$101,000	$124	36
23 College Dr #512	0.70mi	3/1.0 (+1)	844 (-9%)	10mo	$75,000	$89	36

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: 4.2%
• Equity multiple: 1.16×
• Total profit: $7,930
• Equity at exit: $25,944

10-year hold

• IRR: 13.8%
• Equity multiple: 2.11×
• Total profit: $53,898
• Equity at exit: $15,044

Cash invested: $48,720 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,511 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$74 /mo · $891/yr
• Insurance: −$72
• HOA: −$360
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $565

Break-even live

Break-even rent $1,796

Max offer price $174,000

Occupancy floor 73%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $360 · $4,320/yr

Listing history 11 events

1. 2026-06-10
   status $174,000 Pending 36 DOM
2. 2026-06-09
   days on market $174,000 Active 36 DOM
3. 2026-06-08
   days on market $174,000 Active 35 DOM
4. 2026-06-07
   days on market $174,000 Active 34 DOM
5. 2026-06-05
   days on market $174,000 Active 31 DOM
6. 2026-06-03
   days on market $174,000 Active 30 DOM
7. 2026-06-02
   days on market $174,000 Active 29 DOM
8. 2026-06-01
   days on market $174,000 Active 28 DOM
9. 2026-05-31
   days on market $174,000 Active 27 DOM
10. 2026-05-30
    days on market $174,000 Active 26 DOM
11. 2026-05-04
    listed $189,000 Active 851-char remark

ⓘ 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: $891 · $74/mo
• Projected year-2 tax: $1,629 · $136/mo
• Expected delta: +$738/yr (+$61/mo · 82.8%)

ⓘ 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 4/10 Moderate 6 d/yr ≥87°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $30,133
• − Mortgage interest: −$9,747
• − Property taxes: −$891
• − Insurance: −$870
• − Repairs & maintenance: −$2,411
• − Management: −$2,411
• − HOA: −$4,320
• − Depreciation: −$5,062
• Taxable income: $4,422
• Est. tax owed @ 24.0%: −$1,061
• After-tax cash flow: $5,713/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

-7.9% since first listed

3 events — show timeline

• 2026-06-09 Pending — MREIS
• 2026-05-20 Price Changed $174,000 MREIS
• 2026-05-04 Listed $189,000 MREIS

Property tax history

+6.7%/yr

Latest (2025): $891 · +63.8% YoY. Source: county tax records.