6 Old Port Rd · Kennebunk, ME 04043

$1,675,000

5 bd · 5.0 ba · 4,689 sqft · SingleFamily public records · 37 Days on market

Built 1747 2.14 ac lot $357/sqft · 27% above area Est $1316k · 27% over ↓ 24% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +8.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

UNIQUE & RARE OPPORTUNITY: Featuring Superb Craftsmanship This18th Century Noble, Center Chimney Garrison W/ DEEDED Right Of Way to Kennebunk River Is Sited On 2.14 Acres. HOUSE: 6 BD, 5 Full Baths, 3 Car Attached Garage W/ Walk Up Storage, 3,689 SF. IN LAW APT: 1 Bedroom, 2 Full Baths, Full Kitchen, Pantry, Laundry w/ 1 Car Detached Garage INCOME POTENTIAL, All Graciously Maintained. ONLY 4 OWNERS SINCE 1747. Hardwood throughout, 390 sf ''Sunroom'', Balconied Library, Formal Dining, Formal & Informal Living Rms, Potential Office/Studio Space, Kitchen w/ Garland Professional Chefs Gas Range, All Surrounded by Mature Trees (Peach & Linden), A Pond-Pool (With Its Own Designa

Key facts

• 2.14 acre lot
• 4 garage spots
• Built 1747

Property features AI

Finance

• Other: Zoning: Historic Preservation

Exterior

• Parking: Attached garage with 4 garage spaces; Additional parking on gravel for 5–10 vehicles; Vehicle storage options include 1-car and 3-car, detached spaces, direct entry to living, auto door opener, and storage above
• Utilities: Public water; Private sewer (septic design available); Electric with circuit breakers; Electric water heater
• Home design: Single family residence; Built in 1747
• Construction: Wood frame construction with clapboard exterior; Stone, granite and brick/mortar foundation; Shingle roof
• Exterior features: Patio; Shed(s); Near golf course; Near public beach; Near town; Level and wooded lot

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Pantry; Appliances included: Gas range, Refrigerator, Microwave, Dishwasher
• Bedrooms: Bedroom 1 (Second level) with full bath, closet and wood-burning fireplace; Bedroom 2 (Second level) with wood-burning fireplace; Bedroom 3 (Second level); Bedroom 4 (Third level) with built-ins and full bath; Bedroom 5 (Third level) with built-ins and full bath; Bedroom 6 (First level) with closet and full bath
• Flooring: Wood flooring; Tile flooring
• Bathrooms: Seven full bathrooms
• Heating & cooling: Zoned heating; Radiant heat; Direct vent heater
• Interior features: In-law floorplan; Primary bedroom with bath; Storage; 15 total rooms; Has fireplaces (8 total)
• Laundry & utility: Washer and Dryer included; Laundry on main level and upper level

What this means for you Summary

Snapshot

• This is a 5-bed/5.0-bath single-family listed at $1.68M.

Deal economics

• At list price, monthly cash flow is $8k ($93k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($23k rent vs $1.68M).
• Recommended offer: $1.62M (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute 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.
• Zoned schools: Kennebunk Elementary School (358 students, 9% FRL); Middle School of The Kennebunks (math 92% / reading 96%, grade A+, #5 of 85 statewide, top 5%, 479 students, 11% FRL); Kennebunk High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 756 students, 11% FRL).
• Market conditions: 132 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 $12k of loan paydown is wiped out by about $50k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $469k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($1.62M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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

• Watch-outs: built in 1747 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,624,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1747 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 6.0

CMA / ARV

• ARV (median comp): $1,316,413
• List price: $1,675,000
• Delta: 27.24%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.8%
• Equity multiple: 1.47×
• Total profit: $220,021
• Equity at exit: $249,748

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $823,627
• Equity at exit: $144,823

Cash invested: $469,000 (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 04043

• Home prices YoY: -21.4%
• Active inventory: 132
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $23,132 medium
• Mortgage (P&I): −$8,784
• Tax from tax record: −$1,072 /mo · $12,864/yr
• Insurance: −$698
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,858
• Net cashflow: $7,720

Break-even live

Break-even rent $13,359

Max offer price $1,675,000

Occupancy floor 62%

Sensitivity live

Price	-10% $8,669	-5% $8,195	+0% $7,720	+5% $7,246	+10% $6,772
Rent	-10% $5,893	-5% $6,807	+0% $7,720	+5% $8,634	+10% $9,548
Rate	-1.0pp $8,564	-0.5pp $8,147	base $7,720	+0.5pp $7,286	+1.0pp $6,845

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: $418,750
• Closing costs: $50,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Fox Run Rd Unit 1532210P Kennebunk, ME	6.0	4.5	4499	$23,132	$5.14	23d	1	0.08mi

Listing history 20 events

1. 2026-06-22
   days on market $1,675,000 Active 37 DOM
2. 2026-06-18
   days on market $1,675,000 Active 34 DOM
3. 2026-06-17
   days on market $1,675,000 Active 33 DOM
4. 2026-06-16
   days on market $1,675,000 Active 32 DOM
5. 2026-06-15
   days on market $1,675,000 Active 31 DOM
6. 2026-06-14
   days on market $1,675,000 Active 29 DOM
7. 2026-06-10
   days on market $1,675,000 Active 26 DOM
8. 2026-06-09
   days on market $1,675,000 Active 25 DOM
9. 2026-06-08
   days on market $1,675,000 Active 24 DOM
10. 2026-06-07
    days on market $1,675,000 Active 23 DOM
11. 2026-06-05
    days on market $1,675,000 Active 20 DOM
12. 2026-06-03
    days on market $1,675,000 Active 19 DOM
13. 2026-06-02
    days on market $1,675,000 Active 18 DOM
14. 2026-06-01
    days on market $1,675,000 Active 17 DOM
15. 2026-05-31
    days on market $1,675,000 Active 16 DOM
16. 2026-05-30
    days on market $1,675,000 Active 15 DOM
17. 2026-05-15
    listed $1,675,000 Active 932-char remark
18. 2026-05-14
    listed $1,675,000 Active 932-char remark
19. 2025-10-21
    price $1,675,000
20. 2025-09-20
    price $1,775,000

ⓘ 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: $12,864 · $1,072/mo
• Projected year-2 tax: $17,822 · $1,485/mo
• Expected delta: +$4,958/yr (+$413/mo · 38.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $277,584
• − Mortgage interest: −$93,826
• − Property taxes: −$12,864
• − Insurance: −$8,375
• − Repairs & maintenance: −$22,207
• − Management: −$22,207
• − Depreciation: −$48,727
• Taxable income: $69,378
• Est. tax owed @ 24.0%: −$16,651
• After-tax cash flow: $75,995/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 — 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): 11,692

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 2%
• Common ancestry: Lithuanian 8% Slovak 5% Serbian 3%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 2% German/W. Germanic 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: ▼ -108.54%
• Current HPI: 398.495
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.8% since first listed

8 events — show timeline

• 2026-05-15 Listed $1,675,000 MREIS
• 2026-05-14 Listed $1,675,000 MREIS
• 2025-12-13 Delisted — MREIS
• 2025-10-21 Price Changed $1,675,000 MREIS
• 2025-09-20 Price Changed $1,775,000 MREIS
• 2025-04-09 Listed $1,900,000 MREIS
• 2025-01-09 Delisted — MREIS
• 2024-08-15 Listed $2,197,000 MREIS

Property tax history

+3.1%/yr

Latest (2025): $12,864 · -7.6% YoY. Source: county tax records.