5 School St · Kennebunkport, ME 04046

$899,900

3 bd · 2.5 ba · 1,974 sqft · SingleFamily public records · 65 Days on market

Built 1815 8,712 sqft lot Est $949k · 5% under

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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
• ARV discount +9.9/15.0
• Schools +8.0/10.0
• 1% rule +7.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 5 School Street in Kennebunkport. Wide plank pine flooring, exposed beams, and built-ins all contribute to the historic character and charm of this 1815 Colonial. The home offers a large living room, formal dining room, family room or den with a fireplace, and an eat-in kitchen. All three bedrooms are located on the second floor and share a common full bath. The backyard features a stone patio covered by a pergola, fenced yard, and a storage shed. Dock Square is just a five-minute walk from your front door, where you can enjoy award-winning restaurants, cafés, and charming gift shops. Gooch's Beach is a four-minute drive to the south, and Goose Rocks Beach is just 10 minut

Key facts

• Covered by a pergola
• Fenced yard
• Exposed beams

Tags

• WIDE PLANK PINE FLOORING
• EXPOSED BEAMS
• BUILT-INS
• STONE PATIO
• COVERED BY A PERGOLA
• FENCED YARD

Property features AI

Finance

• Other: Zoning: VR
• HOA & community: No pet restrictions

Exterior

• Parking: Detached 2-car garage; Paved, off-street parking
• Utilities: Public water; Public sewer; Electric service (circuit breakers)
• Home design: Single family residence; Built in 1815
• Construction: Wood frame construction with clapboard siding; Shingle roof
• Exterior features: Patio; Intown location; Near public beach; Neighborhood setting; Level lot; Sidewalks; Paved road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Primary bedroom on second floor; Bedroom 2 on second floor; Bedroom 3 on second floor
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Forced air heating; Circuit breaker electrical; Electric water heater
• Interior features: Attic; Interior access to basement; Crawl space basement; One fireplace; Eight total rooms
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $900k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $900k).
• Recommended offer: $846k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 2.2% in Kennebunkport — 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 72/100 on livability (#59 in ME) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living 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: 104 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 $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $252k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($846k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1815 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% 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 $845,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1815 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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: 1.29% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $949,494
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 School St	0.00mi	3/2.0	1,974 (0%)	1mo	$835,000	$423	98
24 School St	0.18mi	4/2.0 (+1)	1,820 (-8%)	1mo	$875,000	$481	70
10 Pleasant St	0.19mi	3/2.5	1,935 (-2%)	21mo	$1,253,000	$648	70
17 Magnolia Dr	0.49mi	3/2.5	2,000 (+1%)	10mo	$845,000	$423	67
15 Magnolia Dr	0.47mi	3/2.5	1,911 (-3%)	8mo	$900,000	$471	66
7 Elm St	0.10mi	3/1.5	1,723 (-13%)	13mo	$1,400,000	$813	60
42 Ocean Ave	0.16mi	2/2.0 (-1)	1,779 (-10%)	12mo	$1,125,000	$632	58
4 Bufflehead Cove Ln	0.70mi	3/2.5	2,044 (+4%)	8mo	$1,275,000	$624	55
10 Wakefield Pasture Rd	0.46mi	3/2.0	1,729 (-12%)	9mo	$825,000	$477	48
12 Bufflehead Cove Ln	0.73mi	4/2.0 (+1)	2,128 (+8%)	11mo	$642,000	$302	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $86,739
• Equity at exit: $134,178

10-year hold

• IRR: 18.0%
• Equity multiple: 2.49×
• Total profit: $374,305
• Equity at exit: $77,807

Cash invested: $251,972 (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 04046

• Home prices YoY: -16.8%
• Active inventory: 104
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $11,628 medium
• Mortgage (P&I): −$4,719
• Tax from tax record: −$437 /mo · $5,240/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,442
• Net cashflow: $3,655

Break-even live

Break-even rent $7,001

Max offer price $899,900

Occupancy floor 64%

Sensitivity live

Price	-10% $4,165	-5% $3,910	+0% $3,655	+5% $3,401	+10% $3,146
Rent	-10% $2,737	-5% $3,196	+0% $3,655	+5% $4,115	+10% $4,574
Rate	-1.0pp $4,109	-0.5pp $3,884	base $3,655	+0.5pp $3,422	+1.0pp $3,185

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: $224,975
• Closing costs: $26,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Seagrass Ln Unit 1532196P Kennebunk, ME	4.0	3.5	2174	$11,628	$5.35	22d	1	0.91mi

Listing history 8 events

1. 2026-05-15
   status Pending
2. 2026-05-14
   historical Active Under Contract
3. 2026-05-13
   status Pending
4. 2026-04-16
   historical Active Under Contract
5. 2026-04-10
   status Pending
6. 2026-03-21
   status Active
7. 2026-03-14
   historical Active Under Contract
8. 2026-03-04
   listed $899,900 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: $5,240 · $437/mo
• Projected year-2 tax: $8,739 · $728/mo
• Expected delta: +$3,499/yr (+$292/mo · 66.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $139,536
• − Mortgage interest: −$50,408
• − Property taxes: −$5,240
• − Insurance: −$4,500
• − Repairs & maintenance: −$11,163
• − Management: −$11,163
• − Depreciation: −$26,179
• Taxable income: $30,883
• Est. tax owed @ 24.0%: −$7,412
• After-tax cash flow: $36,452/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 — Kennebunkport

• Score: 72/100
• State rank: #59
• US rank: #6034

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing B- Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kennebunkport, ME
• Population (ZIP): 8,035

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%
• Common ancestry: Lithuanian 16% Slovak 4% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 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: ▼ -73.58%
• Current HPI: 363.3908
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

8 events — show timeline

• 2026-05-15 Pending — MREIS
• 2026-05-14 Contingent — MREIS
• 2026-05-13 Pending — MREIS
• 2026-04-16 Contingent — MREIS
• 2026-04-10 Pending — MREIS
• 2026-03-21 Relisted — MREIS
• 2026-03-14 Contingent — MREIS
• 2026-03-04 Listed $899,900 MREIS

Property tax history

+6.0%/yr

Latest (2025): $5,240 · +5.8% YoY. Source: county tax records.