Days Away Rentals · Property Income Analysis
Goose Rocks Retreat · 118 Saltmarsh Lane, Kennebunkport, ME 04046
Subject: 6 Bed / 5 Bath Single Family · STR Underwriting & Comp Benchmarking
📍 Subject Property Details
🔗 View Listing
Listing & Positioning
This property sits in a premium tier for Kennebunkport: a 6-bedroom, 14-guest capacity single family that competes with the top of the STR market rather than typical like-for-like inventory.
Single Family
Goose Rocks Retreat · 118 Saltmarsh Lane, Kennebunkport, ME 04046
6 Bedrooms
·
5 Baths
·
3,074 sqft
Kennebunkport
Assumed Configuration
Single Family · 6 Bed / 5 Bath
Underwrite assumes well-presented living spaces and vacation-ready utility for Kennebunkport guests.
Max Guests
14
Max guests aligned with local regulations; comp set is capped accordingly to keep pricing and demand signals comparable.
✨ Amenity Upside (Off-Season Booking Lift)
Strategic amenity investments — such as premium entertainment, outdoor living upgrades, or standout experience features — can materially improve shoulder-season conversion. In Kennebunkport, experience-driven amenities are high-impact differentiators that support stronger weekday demand and help reduce off-season vacancy.
🎮 Entertainment Upgrades
🏖️ Outdoor Living
✨ Experience Amenities
📈 Off-Season Conversion
Competitive Landscape & Positioning Strategy
📍
Location Premium
Prime positioning in Kennebunkport places this property in the top tier of vacation rentals in the area.
⭐
Statement Quality
Premium finishes and quality presentation create a standout guest experience that commands higher nightly rates.
💰
Revenue Potential
Strong positioning supports competitive ADR and occupancy, with upside from amenity optimization and listing quality.
Comp-Based Revenue Projection
Conservative
$175,130
37.0% occ · $947 ADR
Base Case
$218,912
56% occ · $1,071 ADR
Optimistic
$262,694
47.0% occ · $1,175 ADR
Based on trailing 12-month performance of 6 comparable properties
Interactive Performance Model
56%
Industry range: 20-60% for premium Kennebunkport properties
$1,071
Comp range: $894 - $1,409 based on market data
365
Account for maintenance, cleaning, and personal use
Projected Annual Gross Revenue
$218,484
Based on 56% occupancy of 365 available days at $1,071 ADR
*Gross revenue before cleaning, platform fees, utilities, HOA/strata, taxes, supplies, and management.
Actual performance may vary based on seasonality, market conditions, and operational execution.
📅 Available Nights
365
🛏️ Occupied Nights
204
💵 Revenue per Night
$1,071
📊 Revenue per Available Night
$598
Seasonal Performance Patterns
☀️ Peak Season (Jun–Aug)
Peak season commands premium rates with occupancy typically 65-85%. Location and amenities drive higher ADR.
🌸 Shoulder Season (May, Sep–Oct & Dec)
Strategic amenity positioning and listing optimization can boost shoulder-season occupancy from 35% to 50%+.
🏘️ Market Comparables
✓ AirROI Verified
Comparable Properties (Airbnb) + AirROI Performance Snapshot
These listings represent top-performing premium homes in Kennebunkport. They are the best available performance anchors, but the subject's caliber is above typical inventory — treat results as a benchmark range, with execution quality as the primary driver.
Captain's Quarters | 5MinsToDockSquare | Sleeps14
AirROISleeps 14 · 6 BR / 4.5 BA · ⭐ 4.93 (30)
🔥 Fireplace
📍 Village
🧘 Wellness
Revenue Potential
$520.7K
Annual Revenue
$277.5K
Occupancy
37%
ADR
$1,409
Days Available
364
Nights Booked
136
Luxury 5 BR, 4.5 BA walk to town, close to beach
AirROISleeps 12 · 5 BR / 4.5 BA · ⭐ 5.0 (41)
📍 Village
✨ Luxury
✨ Garden View
Revenue Potential
$295.5K
Annual Revenue
$190.8K
Occupancy
45%
ADR
$1,027
Days Available
356
Nights Booked
165
Kennebunkport House - Walk to Dock Square!
AirROISleeps 12 · 5 BR / 5 BA · ⭐ 4.88 (214)
🧘 Wellness
✨ Hair Dryer
✨ Hot Water
Revenue Potential
$317.9K
Annual Revenue
$215.3K
Occupancy
47%
ADR
$894
Days Available
295
Nights Booked
173
5BR river view home close to the beach
AirROISleeps 14 · 5 BR / 4 BA · ⭐ 4.86 (22)
📍 Village
🧘 Wellness
✨ Bathtub
Revenue Potential
$308.5K
Annual Revenue
$113.7K
Occupancy
25%
ADR
$919
Days Available
365
Nights Booked
94
The Beach House - Oceanfront 5 BR
AirROISleeps 14 · 5 BR / 4.5 BA · ⭐ 4.96 (72)
🏔️ Views
📍 Village
🧘 Wellness
Revenue Potential
$283.0K
Annual Revenue
$200.5K
Occupancy
49%
ADR
$1,191
Days Available
289
Nights Booked
181
Tidal Access - Mills
AirROISleeps 13 · 5 BR / 3 BA · ⭐ 4.88 (24)
🔥 Fireplace
📍 Village
🧘 Wellness
Revenue Potential
$348.2K
Annual Revenue
$181.1K
Occupancy
36%
ADR
$1,126
Days Available
317
Nights Booked
133
Analysis Assumptions & Methodology
🎯 Comp Selection Criteria
- • Premium 5-7 bedroom properties in Kennebunkport
- • Sleeps 12-14 guests (aligned with subject capacity)
- • Active AirROI performance data (12-month trailing)
- • Luxury tier finishes and amenities
- • Strong review ratings (4.9+ stars)
📊 Data Sources
- • AirROI: Property-level STR revenue, ADR, and occupancy
- • Airbtics: Market-level overlay where coverage exists
- • Airbnb: Live listing data and guest reviews
- • Market Research: Kennebunkport tourism trends
- • Comp Analysis: 6-category scoring engine (physical, financial, quality, amenity, reliability, must-match)
⚠️ Key Assumptions
- • Adjustable available nights per year (100-365)
- • Professional property management
- • Premium photography and listing optimization
- • Competitive dynamic pricing strategy
- • Consistent 5-star guest experience delivery
💡 Performance Drivers
- • Peak Season: Highest demand period for Kennebunkport
- • Shoulder Season: Lower-demand months with optimization potential
- • Amenity Premium: Standout features that drive higher ADR
- • Location Premium: Proximity to attractions and points of interest
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⚖️ Important Disclaimer
This analysis provides estimated gross revenue projections based on comparable property performance and market data.
Actual results will vary based on operational execution, market conditions, seasonality, and property-specific factors.
Revenue estimates are before all operating expenses including cleaning fees, platform commissions,
utilities, property taxes, HOA/strata fees, maintenance, supplies, insurance, and management fees. Net operating income
will be substantially lower after accounting for these costs. This report is for informational purposes only and should
not be considered financial or investment advice.