131 Western Ave · Kennebunk, ME 04043

$995,000

4 bd · 3.5 ba · 2,392 sqft · SingleFamily public records · 69 Days on market

Built 1998 0.93 ac lot $416/sqft · 6% below area Est $1060k · 6% 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 +27.5/30.0
• ARV discount +10.3/15.0
• DSCR +9.6/10.0
• Schools +8.0/10.0
• 1% rule +6.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Embrace the ease and charm of true seacoast living at 131 Western Avenue in Kennebunk--a warm and welcoming property featuring 3 bedrooms, 2.5 baths, plus a first-floor one-bedroom apartment. All less than a mile from the sandy shores of beautiful Mother's Beach, with golf, tennis, and boating just moments away. From the moment you arrive, this home invites you to slow down and embrace the coastal lifestyle. Enjoy your days with a walk to the beach, getting out on the water or exploring the shops, galleries, and restaurants of Kennebunk and Kennebunkport. Inside, you'll find beautiful hardwood floors, abundant natural light, and a layout that feels both cozy and functional. The kitchen is spacious with an island and breakfast bar. The dining room flows graciously into the living room making it the perfect combination for everyday living and easy entertaining. The first-floor apartment offers a private and versatile space, ideal as a first-floor primary suite, for hosting loved ones or generating additional income, while still preserving the feel of a single-family home. Another wonderful feature of the property is the beautiful barn, brimming with character and potential--perfect for a workshop, studio, or possible ADU conversion, subject to local approvals. Step outside where the patio, yard and screened-in porch provide a peaceful setting to gather, garden, or unwind after a day at the beach, on the golf course, or enjoying time on the water. Whether you're searching for a year-round home, a seasonal escape, or an investment opportunity, 131 Western Avenue is a place where coastal memories are waiting to be made. Do not miss this chance!

Key facts

• 0.93 acre lot
• 2 garage spots
• Built 1998

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $995k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $995k).
• Recommended offer: $935k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $279k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($935k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $935,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.17% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.67%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $1,060,300
• List price: $995,000
• Delta: -6.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Cottagewood Ln	0.19mi	5/2.5 (+1)	2,527 (+6%)	0mo	$1,165,000	$461	72
9 Captain Sawyer Ln	0.45mi	4/2.5	2,392 (0%)	18mo	$775,000	$324	60
15 Annie's Way	0.40mi	3/2.5 (-1)	2,442 (+2%)	12mo	$1,400,000	$573	59
7 Sea Garden Cir	0.25mi	4/2.5	2,059 (-14%)	12mo	$665,000	$323	52
24 Penwood Dr	0.47mi	4/3.0	2,119 (-11%)	10mo	$970,000	$458	49
201 Western Ave	0.70mi	3/2.0 (-1)	2,487 (+4%)	20mo	$1,500,000	$603	33
2 Cranberry Ln	0.58mi	4/2.0	2,729 (+14%)	14mo	$800,000	$293	32
285 Beach Ave	0.74mi	5/4.0 (+1)	2,131 (-11%)	17mo	$1,400,000	$657	26

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $25,931
• Equity at exit: $148,358

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $262,992
• 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: 7.1×

Monthly cashflow live

• Estimated rent: $11,628 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$612 /mo · $7,340/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,442
• Net cashflow: $2,942

Break-even live

Break-even rent $7,904

Max offer price $995,000

Occupancy floor 70%

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
18 Seagrass Ln Unit 1532196P Kennebunk, ME	4.0	3.5	2174	$11,628	$5.35	21d	1	1.44mi

Listing history 16 events

1. 2026-06-18
   days on market $995,000 Active 69 DOM
2. 2026-06-17
   days on market $995,000 Active 68 DOM
3. 2026-06-16
   days on market $995,000 Active 67 DOM
4. 2026-06-15
   days on market $995,000 Active 66 DOM
5. 2026-06-14
   days on market $995,000 Active 64 DOM
6. 2026-06-10
   days on market $995,000 Active 61 DOM
7. 2026-06-09
   days on market $995,000 Active 60 DOM
8. 2026-06-08
   days on market $995,000 Active 59 DOM
9. 2026-06-07
   days on market $995,000 Active 58 DOM
10. 2026-06-05
    days on market $995,000 Active 55 DOM
11. 2026-06-03
    days on market $995,000 Active 54 DOM
12. 2026-06-02
    pricedays on market $995,000 Active 53 DOM
13. 2026-06-01
    days on market $1,099,000 Active 52 DOM
14. 2026-05-31
    days on market $1,099,000 Active 51 DOM
15. 2026-05-30
    days on market $1,099,000 Active 50 DOM
16. 2026-04-10
    listed $1,099,000 Active 1668-char remark

    Show marketing remark (1668 chars)

    Embrace the ease and charm of true seacoast living at 131 Western Avenue in Kennebunk--a warm and welcoming property featuring 3 bedrooms, 2.5 baths, plus a first-floor one-bedroom apartment. All less than a mile from the sandy shores of beautiful Mother's Beach, with golf, tennis, and boating just moments away. From the moment you arrive, this home invites you to slow down and embrace the coastal lifestyle. Enjoy your days with a walk to the beach, getting out on the water or exploring the shops, galleries, and restaurants of Kennebunk and Kennebunkport. Inside, you'll find beautiful hardwood floors, abundant natural light, and a layout that feels both cozy and functional. The kitchen is spacious with an island and breakfast bar. The dining room flows graciously into the living room making it the perfect combination for everyday living and easy entertaining. The first-floor apartment offers a private and versatile space, ideal as a first-floor primary suite, for hosting loved ones or generating additional income, while still preserving the feel of a single-family home. Another wonderful feature of the property is the beautiful barn, brimming with character and potential--perfect for a workshop, studio, or possible ADU conversion, subject to local approvals. Step outside where the patio, yard and screened-in porch provide a peaceful setting to gather, garden, or unwind after a day at the beach, on the golf course, or enjoying time on the water. Whether you're searching for a year-round home, a seasonal escape, or an investment opportunity, 131 Western Avenue is a place where coastal memories are waiting to be made. Do not miss this chance!

ⓘ 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: $7,340 · $612/mo
• Projected year-2 tax: $10,436 · $870/mo
• Expected delta: +$3,096/yr (+$258/mo · 42.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: −$55,735
• − Property taxes: −$7,340
• − Insurance: −$4,975
• − Repairs & maintenance: −$11,163
• − Management: −$11,163
• − Depreciation: −$28,945
• Taxable income: $20,214
• Est. tax owed @ 24.0%: −$4,851
• After-tax cash flow: $30,452/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 — 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

1 event — show timeline

• 2026-04-10 Listed $1,099,000 MREIS

Property tax history

+4.2%/yr

Latest (2025): $7,340 · +4.1% YoY. Source: county tax records.