22 Adams Ln · Ogunquit, ME 03907

$1,275,000

4 bd · 4.0 ba · 3,632 sqft · SingleFamily public records · 107 Days on market

Built 2002 1.46 ac lot $351/sqft · 33% above area Est $1434k · 11% under

---

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 +12.5/15.0
• Appreciation +7.8/10.0
• Schools +7.6/10.0
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Nestled on 1.46 acres along the banks of the Ogunquit River, this distinctive property in Ogunquit captures the essence of Maine living. With direct river frontage and peaceful wooded surroundings, the setting feels private, picturesque, and effortlessly inviting. Outdoor living takes center stage here. Multiple tiered decks overlook the water, offering beautiful vantage points for morning coffee or sunset gatherings. A saltwater hot tub enhances the experience, while a tucked-away patio provides a quiet spot to relax. Whether you enjoy kayaking, casting a line, or simply watching the river drift by, this backyard delivers a true connection to nature. Inside, the home blends warmth with refined updates. The living room, anchored by a gas fireplace, flows comfortably into a formal dining space suited for holidays and special occasions. The kitchen is well-appointed with granite countertops and generous prep space, opening to a bright sunroom with vaulted ceilings, expansive windows, and a wood-burning stove. It's a welcoming space designed for all seasons, filled with natural light and scenic views. The upper level features a spacious primary suite complete with a walk-in closet and an elegant bath offering a soaking tub and waterfall-style shower. Additional highlights include radiant heated floors, mini-split cooling, a standby generator, first-floor laundry, and plentiful storage throughout. A separate in-law suite with its own entrance, deck, and gas fireplace creates excellent flexibility for guests or income potential. Licensed for short-term rentals, the two units may be rented together or independently. Just a short distance from Footbridge Beach, as well as local restaurants and boutiques, this property offers a rare opportunity to enjoy comfort, versatility, and the charm of coastal Maine living.

Key facts

• Saltwater hot tub
• Tucked-away patio
• Bright sunroom

Tags

• DIRECT RIVER FRONTAGE
• MULTIPLE TIERED DECKS
• SALTWATER HOT TUB
• TUCKED-AWAY PATIO
• BACKYARD CONNECTION TO NATURE
• BRIGHT SUNROOM

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $1.27M.

Deal economics

• At list price, monthly cash flow is $-4k ($-52k/yr) — negative.
• To cash-flow at today's rent, offer at most $516k (59.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $451k (64.7% below list).
• Recommended offer: $451k (64.7% 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.
• Market conditions: 42 active listings in the ZIP; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $81k of equity ($9k loan paydown + $72k appreciation (5.6% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 58% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,706 (64.7% 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 107 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.35% ✗
• Cap rate: 2.25%
• Cash-on-cash: -14.43%
• DSCR: 0.36
• GRM: 23.6

CMA / ARV

• ARV (median comp): $1,434,492
• List price: $1,275,000
• Delta: -11.12%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Autumn River Ln	0.33mi	4/4.0	3,100 (-15%)	22mo	$1,665,000	$537	42
87 Emerson Dr	0.59mi	4/3.5	3,182 (-12%)	11mo	$750,000	$236	40
85 Riverbank Rd	0.71mi	3/3.0 (-1)	3,087 (-15%)	15mo	$1,784,000	$578	20

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: 2.8%
• Equity multiple: 1.19×
• Total profit: $66,520
• Equity at exit: $772,173

10-year hold

• IRR: 5.8%
• Equity multiple: 2.17×
• Total profit: $416,681
• Equity at exit: $1,375,644

Cash invested: $357,000 (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: 23.6×

Monthly cashflow live

• Estimated rent: $4,507 medium
• Mortgage (P&I): −$6,686
• Tax from tax record: −$637 /mo · $7,647/yr
• Insurance: −$531
• HOA: −$0
• Vacancy / Maint / Mgmt: −$946
• Net cashflow: $-4,294

Break-even live

Break-even rent $9,943

Max offer price $516,418

Occupancy floor —

Sensitivity live

Price	-10% $-3,572	-5% $-3,933	+0% $-4,294	+5% $-4,655	+10% $-5,016
Rent	-10% $-4,650	-5% $-4,472	+0% $-4,294	+5% $-4,116	+10% $-3,938
Rate	-1.0pp $-3,652	-0.5pp $-3,970	base $-4,294	+0.5pp $-4,625	+1.0pp $-4,961

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: $318,750
• Closing costs: $38,250
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $1,275,000 Active 107 DOM
2. 2026-06-17
   days on market $1,275,000 Active 106 DOM
3. 2026-06-16
   days on market $1,275,000 Active 105 DOM
4. 2026-06-15
   days on market $1,275,000 Active 104 DOM
5. 2026-06-14
   days on market $1,275,000 Active 102 DOM
6. 2026-06-13
   days on market $1,275,000 Active 101 DOM
7. 2026-06-10
   days on market $1,275,000 Active 99 DOM
8. 2026-06-09
   days on market $1,275,000 Active 98 DOM
9. 2026-06-08
   days on market $1,275,000 Active 97 DOM
10. 2026-06-07
    days on market $1,275,000 Active 96 DOM
11. 2026-06-05
    days on market $1,275,000 Active 93 DOM
12. 2026-06-03
    days on market $1,275,000 Active 92 DOM
13. 2026-06-02
    days on market $1,275,000 Active 91 DOM
14. 2026-06-01
    days on market $1,275,000 Active 90 DOM
15. 2026-05-31
    days on market $1,275,000 Active 89 DOM
16. 2026-05-30
    days on market $1,275,000 Active 88 DOM
17. 2026-04-24
    price $1,275,000 1836-char remark

    Show marketing remark (1836 chars)

    Nestled on 1.46 acres along the banks of the Ogunquit River, this distinctive property in Ogunquit captures the essence of Maine living. With direct river frontage and peaceful wooded surroundings, the setting feels private, picturesque, and effortlessly inviting. Outdoor living takes center stage here. Multiple tiered decks overlook the water, offering beautiful vantage points for morning coffee or sunset gatherings. A saltwater hot tub enhances the experience, while a tucked-away patio provides a quiet spot to relax. Whether you enjoy kayaking, casting a line, or simply watching the river drift by, this backyard delivers a true connection to nature. Inside, the home blends warmth with refined updates. The living room, anchored by a gas fireplace, flows comfortably into a formal dining space suited for holidays and special occasions. The kitchen is well-appointed with granite countertops and generous prep space, opening to a bright sunroom with vaulted ceilings, expansive windows, and a wood-burning stove. It's a welcoming space designed for all seasons, filled with natural light and scenic views. The upper level features a spacious primary suite complete with a walk-in closet and an elegant bath offering a soaking tub and waterfall-style shower. Additional highlights include radiant heated floors, mini-split cooling, a standby generator, first-floor laundry, and plentiful storage throughout. A separate in-law suite with its own entrance, deck, and gas fireplace creates excellent flexibility for guests or income potential. Licensed for short-term rentals, the two units may be rented together or independently. Just a short distance from Footbridge Beach, as well as local restaurants and boutiques, this property offers a rare opportunity to enjoy comfort, versatility, and the charm of coastal Maine living.

18. 2026-03-03
    listed $1,299,500 Active 1836-char remark

    Show marketing remark (1836 chars)

    Nestled on 1.46 acres along the banks of the Ogunquit River, this distinctive property in Ogunquit captures the essence of Maine living. With direct river frontage and peaceful wooded surroundings, the setting feels private, picturesque, and effortlessly inviting. Outdoor living takes center stage here. Multiple tiered decks overlook the water, offering beautiful vantage points for morning coffee or sunset gatherings. A saltwater hot tub enhances the experience, while a tucked-away patio provides a quiet spot to relax. Whether you enjoy kayaking, casting a line, or simply watching the river drift by, this backyard delivers a true connection to nature. Inside, the home blends warmth with refined updates. The living room, anchored by a gas fireplace, flows comfortably into a formal dining space suited for holidays and special occasions. The kitchen is well-appointed with granite countertops and generous prep space, opening to a bright sunroom with vaulted ceilings, expansive windows, and a wood-burning stove. It's a welcoming space designed for all seasons, filled with natural light and scenic views. The upper level features a spacious primary suite complete with a walk-in closet and an elegant bath offering a soaking tub and waterfall-style shower. Additional highlights include radiant heated floors, mini-split cooling, a standby generator, first-floor laundry, and plentiful storage throughout. A separate in-law suite with its own entrance, deck, and gas fireplace creates excellent flexibility for guests or income potential. Licensed for short-term rentals, the two units may be rented together or independently. Just a short distance from Footbridge Beach, as well as local restaurants and boutiques, this property offers a rare opportunity to enjoy comfort, versatility, and the charm of coastal Maine living.

19. 2025-08-17
    listed $1,800
20. 2025-08-08
    listed $3,000
21. 2025-06-11
    price $1,299,500
22. 2025-06-11
    price $1,299,500
23. 2025-06-03
    price $1,395,000
24. 2025-05-08
    price $1,395,000
25. 2025-02-18
    price $1,450,000
26. 2025-02-18
    price $1,450,000
27. 2021-10-27
    soldstatus $1,175,000 Closed
28. 2021-09-24
    status Pending - Continue to Show
29. 2021-07-02
    listed $1,200,000 Active
30. 2014-05-30
    soldstatus $515,000

ⓘ 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: $7,647 · $637/mo
• Projected year-2 tax: $12,494 · $1,041/mo
• Expected delta: +$4,846/yr (+$404/mo · 63.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 87% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥88°F today · 17 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: $54,085
• − Mortgage interest: −$71,420
• − Property taxes: −$7,647
• − Insurance: −$6,375
• − Repairs & maintenance: −$4,327
• − Management: −$4,327
• − Depreciation: −$37,091
• Taxable loss: −$77,102
• Est. tax savings @ 24.0%: +$18,504
• After-tax cash flow: $-33,026/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

+147.6% since first listed

14 events — show timeline

• 2026-04-24 Price Changed $1,275,000 MREIS
• 2026-03-03 Listed $1,299,500 MREIS
• 2025-08-17 Listed for Rent $1,800 RENTALBEAST
• 2025-08-08 Listed for Rent $3,000 RENTALBEAST
• 2025-06-11 Price Changed $1,299,500 MREIS
• 2025-06-11 Price Changed $1,299,500 MREIS
• 2025-06-03 Price Changed $1,395,000 MREIS
• 2025-05-08 Price Changed $1,395,000 MREIS
• 2025-02-18 Price Changed $1,450,000 MREIS
• 2025-02-18 Price Changed $1,450,000 MREIS
• 2021-10-27 Sold (MLS) $1,175,000 MREIS
• 2021-09-24 Pending — MREIS
• 2021-07-02 Listed $1,200,000 MREIS
• 2014-05-30 Sold (MLS) $515,000 MREIS

Property tax history

+4.1%/yr

Latest (2025): $7,647 · +9.0% YoY. Source: county tax records.