175 Beach Ave #2 · Kennebunk, ME 04043

$995,000

2 bd · 1.5 ba · 1,000 sqft · Condo public records · 48 Days on market

Built 1950 $995/sqft · 6% below area Est $1112k · 11% under $380/mo HOA · 3% of rent

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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 +25.0/30.0
• ARV discount +12.2/15.0
• DSCR +8.1/10.0
• Schools +8.0/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully renovated oceanfront condo in the heart of Kennebunk Beach, offering breathtaking, unobstructed views from the moment you step inside. This turnkey two-bedroom retreat seamlessly blends coastal charm with modern upgrades, making it ideal as a primary residence, vacation getaway, or investment property. The open-concept first floor features a spacious kitchen with white shaker cabinetry, subway tile backsplash, leathered granite countertops, and stainless steel appliances--perfectly positioned to flow into the sun-filled living area. Durable vinyl plank flooring runs throughout, complemented by a convenient half bath which includes a washer/dryer tower. Upstairs, both bedrooms co

Key facts

• Oceanfront condo
• Spacious kitchen
• Unobstructed views

Tags

• OCEANFRONT CONDO
• UNOBSTRUCTED VIEWS
• SPACIOUS KITCHEN
• WHITE SHAKER CABINETRY
• LEATHERED GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Monthly association fee of $380; Association allows pets with no restrictions; Community of 2 units

Exterior

• Parking: Common concrete parking on site; Off-street parking with 1–4 spaces
• Utilities: Public water; Public sewer; Electric service with circuit breakers; Electric water heater
• Home design: Condominium; Duplex/Townhouse style; Multi-level; Built in 1950; Water view of the Atlantic Ocean / oceanfront
• Construction: Wood frame with vinyl siding; Block foundation; Shingle roof
• Exterior features: Shed(s); Irrigation system; Near golf course; Near public beach; Level lot; Sidewalks; Paved road

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the second level
• Flooring: Luxury vinyl; Crawl space basement with dirt floor (unfinished, exterior entry)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Ceiling fans
• Interior features: Bathtub; Storage; Walk-in closet(s); Furnished; 4 total rooms
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $995k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $995k).
• Recommended offer: $965k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• 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: 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 $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($965k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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.
• Current owner paid $720k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $965,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.14% ✓
• Cap rate: 8.90%
• Cash-on-cash: 9.32%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (median comp): $1,111,769
• List price: $995,000
• Delta: -10.50%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-27,456
• Equity at exit: $148,358

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $148,853
• Equity at exit: $86,029

Cash invested: $278,600 (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: 7.3×

Monthly cashflow live

• Estimated rent: $11,379 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$813 /mo · $9,755/yr
• Insurance: −$415
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$380
• Vacancy / Maint / Mgmt: −$2,390
• Net cashflow: $2,098

Break-even live

Break-even rent $8,724

Max offer price $995,000

Occupancy floor 77%

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Railroad Ave Unit 1532212P Kennebunk, ME	3.0	1.0	893	$11,379	$12.74	21d	1	0.54mi

HOA detail condo

• Monthly dues: $380 · $4,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-18
   days on market $995,000 Active 48 DOM
2. 2026-06-17
   days on market $995,000 Active 47 DOM
3. 2026-06-16
   days on market $995,000 Active 46 DOM
4. 2026-06-15
   days on market $995,000 Active 45 DOM
5. 2026-06-14
   days on market $995,000 Active 43 DOM
6. 2026-06-10
   days on market $995,000 Active 40 DOM
7. 2026-06-09
   days on market $995,000 Active 39 DOM
8. 2026-06-08
   days on market $995,000 Active 38 DOM
9. 2026-06-07
   days on market $995,000 Active 37 DOM
10. 2026-06-05
    days on market $995,000 Active 34 DOM
11. 2026-06-03
    days on market $995,000 Active 33 DOM
12. 2026-06-02
    days on market $995,000 Active 32 DOM
13. 2026-06-01
    days on market $995,000 Active 31 DOM
14. 2026-05-31
    days on market $995,000 Active 30 DOM
15. 2026-05-30
    days on market $995,000 Active 29 DOM
16. 2026-05-01
    listed $995,000 Active 1484-char remark
17. 2025-08-08
    price $995,000
18. 2025-06-02
    price $1,095,000
19. 2022-06-03
    soldstatus $720,000 Closed
20. 2022-04-29
    status Pending
21. 2022-04-20
    listed $765,000 Active
22. 2016-06-23
    soldstatus $450,000 Sold
23. 2016-06-23
    soldstatus $450,000
24. 2016-05-12
    status Pending
25. 2016-01-27
    status Active
26. 2015-12-15
    historical
27. 2015-09-25
    price $499,000
28. 2015-07-17
    price $525,000
29. 2015-03-05
    listed $550,000 Active
30. 1999-07-02
    soldstatus $195,000

ⓘ 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: $9,755 · $813/mo
• Projected year-2 tax: $11,644 · $970/mo
• Expected delta: +$1,888/yr (+$157/mo · 19.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $136,548
• − Mortgage interest: −$55,735
• − Property taxes: −$9,755
• − Insurance: −$5,772
• − Repairs & maintenance: −$10,924
• − Management: −$10,924
• − HOA: −$4,560
• − Depreciation: −$28,945
• Taxable income: $9,932
• Est. tax owed @ 24.0%: −$2,384
• After-tax cash flow: $22,787/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

+410.3% since first listed

23 events — show timeline

• 2026-05-01 Listed $995,000 MREIS
• 2025-12-23 Delisted — MREIS
• 2025-08-08 Price Changed $995,000 MREIS
• 2025-07-03 Listed $1,095,000 MREIS
• 2025-06-28 Delisted — MREIS
• 2025-06-02 Price Changed $1,095,000 MREIS
• 2025-04-24 Listed $1,150,000 MREIS
• 2025-01-03 Delisted — MREIS
• 2024-07-25 Listed $1,150,000 MREIS
• 2024-06-23 Delisted — MREIS
• 2024-05-24 Listed $1,200,000 MREIS
• 2022-06-03 Sold (MLS) $720,000 MREIS
• 2022-04-29 Pending — MREIS
• 2022-04-20 Listed $765,000 MREIS
• 2016-06-23 Sold (Public Records) $450,000 Public Records
• 2016-06-23 Sold (MLS) $450,000 MREIS
• 2016-05-12 Pending — MREIS
• 2016-01-27 Relisted — MREIS
• 2015-12-15 Delisted — MREIS
• 2015-09-25 Price Changed $499,000 MREIS
• 2015-07-17 Price Changed $525,000 MREIS
• 2015-03-05 Listed $550,000 MREIS
• 1999-07-02 Sold (Public Records) $195,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $9,755 · +5.6% YoY. Source: county tax records.