11 Rebecca Rd · Ogunquit, ME 03907

$875,000

3 bd · 3.0 ba · 1,862 sqft · SingleFamily · 1 Days on market

Built 1986 1.50 ac lot Est $678k · 29% over

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Why this score? — see what drove the C 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 +22.4/30.0
• Appreciation +7.8/10.0
• Schools +7.6/10.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Imagine starting your day with coffee on the screened porch as the breeze drifts through the trees, spending the afternoon at Footbridge Beach, and ending the evening gathered around the stone fireplace after a day by the ocean. Set on a generous 1.5-acre lot in one of Ogunquit's most desirable residential neighborhoods, this inviting home offers the perfect balance of privacy, comfort, and Maine charm. Natural light, vaulted ceilings, and warm bamboo flooring create an inviting atmosphere in the living room, which flows seamlessly into the dining area and kitchen. A first-floor bedroom, full bath, and laundry add flexibility and convenience for guests or one-level living. Upstairs, the pri

Key facts

• 1.5 acre lot
• Screened porch
• Stone fireplace

Tags

• SCREENED PORCH
• STONE FIREPLACE
• 1.5 ACRE LOT
• VAULTED CEILINGS
• BAMBOO FLOORING
• FIRST FLOOR BEDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $875k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $875k).

Location & tenants

• Location reads: area grade C — 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 comparable units currently listed for rent nearby; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($6k loan paydown + $49k appreciation (5.6% local appreciation)).
• At projected returns (5.6% appreciation + 3.0% rent growth), your $245k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $875,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.09% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.14%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $677,768
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Ocean Heights Ln	0.24mi	3/1.0	1,720 (-8%)	8mo	$625,000	$363	62
21 Beach Plum Ln	0.63mi	3/2.5	1,851 (-1%)	8mo	$2,000,000	$1,080	61
62 Moody Hts	0.72mi	4/2.0 (+1)	1,882 (+1%)	6mo	$530,000	$282	51
41 Kings Ct	0.47mi	3/2.0	1,690 (-9%)	11mo	$899,900	$532	49
32 Queens Way	0.44mi	4/2.0 (+1)	2,128 (+14%)	5mo	$500,000	$235	42
92 Moody Hts	0.70mi	4/3.0 (+1)	2,060 (+11%)	19mo	$750,000	$364	28

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: 20.4%
• Equity multiple: 2.33×
• Total profit: $326,711
• Equity at exit: $529,922

10-year hold

• IRR: 19.8%
• Equity multiple: 4.65×
• Total profit: $893,996
• Equity at exit: $944,070

Cash invested: $245,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $9,500 medium
• Mortgage (P&I): −$4,589
• Tax est. 1.5%: −$1,094 /mo · $13,125/yr
• Insurance: −$365
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,995
• Net cashflow: $1,458

Break-even live

Break-even rent $7,654

Max offer price $875,000

Occupancy floor 80%

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: $218,750
• Closing costs: $26,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Birch Cir Ogunquit, ME	4.0	2.0	2346	$9,500	$4.05	43d	1	0.89mi

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $875,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $114,000
• − Mortgage interest: −$49,014
• − Property taxes: −$13,125
• − Insurance: −$4,375
• − Repairs & maintenance: −$9,120
• − Management: −$9,120
• − Depreciation: −$25,455
• Taxable income: $3,792
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $16,587/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