1351 Post Rd #39 · Kennebunk, ME 04090

$225,000

1 bd · 1.0 ba · 512 sqft · Condo public records · 24 Days on market

Built 1986 $287/mo HOA · 14% of rent

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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).

• Cash flow +11.5/30.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Comfortably furnished One Bedroom Condominium-Hotel unit at much sought after Elmwood Resort Hotel. Minutes to the beach, includes many recent upgrades, furnishings, kitchen supplies, & flat screen TV's throughout. Open year round, indoor & outdoor heated pools, sauna, grilling area, playground, WIFI, HDTV, voice mail, fire pits, outdoor movie theater, seasonal live entertainment, laundromat, on site management, and much more. No pets allowed. Excellent income through the resort's rental program. Check out elmwood-resort web site for more Info

Key facts

• Recent upgrades
• Indoor heated pools
• Outdoor heated pools

Tags

• ONE BEDROOM CONDOMINIUM-HOTEL
• RECENT UPGRADES
• INDOOR HEATED POOLS
• OUTDOOR HEATED POOLS
• GRILLING AREA
• PLAYGROUND

Property features AI

Finance

• HOA & community: Community of about 60 units; Association fee: $861 quarterly

Exterior

• Parking: Common paved parking
• Utilities: Public sewer; Circuit breaker electrical service
• Home design: Condominium; Built in 1986; Single-story unit (first floor entry)
• Construction: Wood frame construction with clapboard siding; Fiberglass shingle roof
• Exterior features: Intown setting

Interior

• Kitchen: Kitchen (first floor): approximately 10 x 10 ft
• Bedrooms: Bedroom (first floor): approximately 11 x 15 ft
• Flooring: Carpet; Laminate; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Wall unit cooling
• Interior features: Furnished; 3 total rooms; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $225k.

Deal economics

• At list price, monthly cash flow is $-73 ($-882/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (11.6% below list).
• Recommended offer: $199k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,814 (11.6% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.88% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-41,054
• Equity at exit: $33,548

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-41,429
• Equity at exit: $19,454

Cash invested: $63,000 (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 04090

• Home prices YoY: -20.0%
• Active inventory: 267
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,988 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$94
• HOA: −$287
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-73

Break-even live

Break-even rent $2,081

Max offer price $212,023

Occupancy floor 99%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $287 · $3,444/yr
• Likely covers: internetpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-14
   statusdays on market $225,000 Pending 24 DOM
2. 2026-06-13
   days on market $225,000 Active 23 DOM
3. 2026-06-10
   days on market $225,000 Active 21 DOM
4. 2026-06-09
   days on market $225,000 Active 20 DOM
5. 2026-06-08
   days on market $225,000 Active 19 DOM
6. 2026-06-07
   days on market $225,000 Active 18 DOM
7. 2026-06-05
   days on market $225,000 Active 15 DOM
8. 2026-06-03
   days on market $225,000 Active 14 DOM
9. 2026-06-02
   days on market $225,000 Active 13 DOM
10. 2026-06-01
    days on market $225,000 Active 12 DOM
11. 2026-05-31
    days on market $225,000 Active 11 DOM
12. 2026-05-30
    days on market $225,000 Active 10 DOM
13. 2026-05-20
    listed $225,000 Active

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: +$1,030/yr (+$86/mo · 102.8%)

ⓘ 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 ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $23,858
• − Mortgage interest: −$12,603
• − Property taxes: −$1,001
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$3,444
• − Depreciation: −$6,545
• Taxable loss: −$4,679
• Est. tax savings @ 24.0%: +$1,123
• After-tax cash flow: $241/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

1 event — show timeline

• 2026-05-20 Listed $225,000 MREIS

Property tax history

-1.2%/yr

Latest (2025): $1,001 · +6.3% YoY. Source: county tax records.