131 Western Ave · Kennebunk, ME 04043

$895,000

4 bd · 3.5 ba · 2,392 sqft · SingleFamily public records · 30 Days on market

Built 1998 Good condition 0.93 ac lot 2-car garage $374/sqft · 18% below area Est $1.097M · 18% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Schools +9.3/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Embrace the ease and charm of true seacoast living at 131 Western Avenue in Kennebunk-a warm and welcoming property featuring 4 bedrooms, 2.5 baths, including a spacious 1st floor primary bedroom. All less than a mile from the sandy shores of beautiful Mother's Beach, w/ 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 will find beautiful hardwood floors, abundant natural light, and a layout that feels both cozy and functional.

Key facts

• Spacious kitchen
• Walk to the beach
• Legal apartment

Tags

• FIRST FLOOR PRIMARY BEDROOM
• WALK TO THE BEACH
• SPACIOUS KITCHEN
• PRIVATE SUITE
• LIGHT AND AIRY SITTING ROOM
• LEGAL APARTMENT

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $895k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $4k ($42k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $895k).
• Recommended offer: $882k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.5% 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: crime A+, employment A+, housing 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.
• Zoned schools: Kennebunk Elementary School (358 students, 9% FRL); Middle School of The Kennebunks (math 92% / reading 96%, grade A+, #5 of 85 statewide, top 5%, 479 students, 11% FRL); Kennebunk High School (math 98% / reading 92%, grade A+, #18 of 108 statewide, top 22%, 756 students, 11% FRL).
• Market conditions: 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,386 units permitted in York County in 2024 (338 in 5+ unit buildings).
• At $11,628/mo this rent would consume 138% of the median local household income ($101k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 $251k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($882k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $204k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $881,575 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.30% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.80%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $1,096,712
• List price: $895,000
• Delta: -18.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 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%)	2mo	$1,165,000	$461	71
9 Captain Sawyer Ln	0.45mi	4/2.5	2,392 (0%)	20mo	$775,000	$324	58
15 Annie's Way	0.40mi	3/2.5 (-1)	2,442 (+2%)	13mo	$1,400,000	$573	58
7 Sea Garden Cir	0.25mi	4/2.5	2,059 (-14%)	13mo	$665,000	$323	50
4 Robie Rd	0.75mi	3/3.0 (-1)	2,509 (+5%)	1mo	$2,300,000	$917	49
24 Penwood Dr	0.47mi	4/3.0	2,119 (-11%)	12mo	$970,000	$458	47
201 Western Ave	0.70mi	3/2.0 (-1)	2,487 (+4%)	21mo	$1,500,000	$603	32
2 Cranberry Ln	0.58mi	4/2.0	2,729 (+14%)	16mo	$800,000	$293	30
285 Beach Ave	0.74mi	5/4.0 (+1)	2,131 (-11%)	18mo	$1,400,000	$657	25

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $78,266
• Equity at exit: $133,447

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $355,301
• Equity at exit: $77,383

Cash invested: $250,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $1,534,950 ($617/sqft)
• Median days on market: 71 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: -25.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 04043

• Home prices YoY: -21.4%
• Active inventory: 182
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $11,628 medium
• Mortgage (P&I): −$4,693
• Tax from tax record: −$612 /mo · $7,340/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,442
• Net cashflow: $3,508

Break-even live

Break-even rent $7,187

Max offer price $895,000

Occupancy floor 65%

Sensitivity live

Price	-10% $4,015	-5% $3,761	+0% $3,508	+5% $3,255	+10% $3,001
Rent	-10% $2,589	-5% $3,049	+0% $3,508	+5% $3,967	+10% $4,427
Rate	-1.0pp $3,959	-0.5pp $3,736	base $3,508	+0.5pp $3,276	+1.0pp $3,040

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: $223,750
• Closing costs: $26,850
• Club membership (one-time): —
• 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	70d	1	1.44mi

Property features AI

Exterior

• Parking: Attached 2-car garage with auto door opener and direct entry to homePaved on-site/off-street parking for 1–4 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single family residenceBuilt in 1998Two-story layout (primary living and some bedrooms on second floor)Entry with direct garage access
• Construction: Wood frame construction with vinyl sidingShingle roofFull unfinished basement (interior entry and bulkhead)
• Exterior features: PatioScreened porchBarn(s) on propertyNear golf course, public beach, shopping, turnpike/interstate and townSuburban setting; level and wooded lotPaved road access

Interior

• Kitchen: Eat-in kitchen with island and pantryElectric rangeMicrowaveDishwasherRefrigerator
• Bedrooms: Primary suite on second floor with full bath and closetBedroom 1 on second floor with closetBedroom 3 on second floor with closetBedroom 2 on first floor with closet, cathedral ceilings, built-ins, full bath and laundry hook-up
• Flooring: TileWoodLinoleumLuxury vinyl
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Heat pump for heating and coolingBaseboard and hot water heatingZoned heatingCircuit breaker electrical systemWater heater off heating system
• Interior features: Main-level bedroom (in-law floorplan / one-floor living)Bathtub and showerPantryStorageWalk-in closet(s)Primary bedroom with bathBuilt-in shelving/unitsStorm door(s)Double-pane windowsCable and internet access availableTotal of 9 rooms
• Laundry & utility: Washer and dryer includedLaundry located on main levelBasement with interior entry and bulkhead (full, unfinished)

Listing history 50 events

1. 2026-08-08
   days on market $895,000 Active 30 DOM
2. 2026-08-07
   days on market $895,000 Active 29 DOM
3. 2026-08-06
   days on market $895,000 Active 28 DOM
4. 2026-08-05
   days on market $895,000 Active 27 DOM
5. 2026-08-04
   pricedays on market $895,000 Active 26 DOM
6. 2026-08-03
   days on market $995,000 Active 25 DOM
7. 2026-07-31
   days on market $995,000 Active 22 DOM
8. 2026-07-30
   days on market $995,000 Active 21 DOM
9. 2026-07-29
   days on market $995,000 Active 20 DOM
10. 2026-07-27
    days on market $995,000 Active 18 DOM
11. 2026-07-25
    days on market $995,000 Active 16 DOM
12. 2026-07-23
    days on market $995,000 Active 14 DOM
13. 2026-07-22
    days on market $995,000 Active 13 DOM
14. 2026-07-21
    days on market $995,000 Active 12 DOM
15. 2026-07-18
    days on market $995,000 Active 9 DOM
16. 2026-07-16
    days on market $995,000 Active 7 DOM
17. 2026-07-16
    days on market $995,000 Active 6 DOM
18. 2026-07-14
    days on market $995,000 Active 5 DOM
19. 2026-07-14
    days on market $995,000 Active 4 DOM
20. 2026-07-12
    days on market $995,000 Active 3 DOM
21. 2026-07-11
    days on market $995,000 Active 2 DOM
22. 2026-07-10
    days on marketlisting id $995,000 Active 1 DOM
23. 2026-07-07
    days on market $995,000 Active 88 DOM
24. 2026-07-06
    days on market $995,000 Active 87 DOM
25. 2026-07-05
    days on market $995,000 Active 86 DOM
26. 2026-07-04
    days on market $995,000 Active 85 DOM
27. 2026-07-03
    days on market $995,000 Active 84 DOM
28. 2026-07-02
    days on market $995,000 Active 83 DOM
29. 2026-07-01
    days on market $995,000 Active 82 DOM
30. 2026-06-30
    days on market $995,000 Active 81 DOM
31. 2026-06-29
    days on market $995,000 Active 80 DOM
32. 2026-06-28
    days on market $995,000 Active 79 DOM
33. 2026-06-28
    days on market $995,000 Active 78 DOM
34. 2026-06-27
    days on market $995,000 Active 77 DOM
35. 2026-06-25
    days on market $995,000 Active 75 DOM
36. 2026-06-23
    days on market $995,000 Active 73 DOM
37. 2026-06-22
    days on market $995,000 Active 72 DOM
38. 2026-06-18
    days on market $995,000 Active 69 DOM
39. 2026-06-17
    days on market $995,000 Active 68 DOM
40. 2026-06-16
    days on market $995,000 Active 67 DOM
41. 2026-06-15
    days on market $995,000 Active 66 DOM
42. 2026-06-14
    days on market $995,000 Active 64 DOM
43. 2026-06-10
    days on market $995,000 Active 61 DOM
44. 2026-06-09
    days on market $995,000 Active 60 DOM
45. 2026-06-08
    days on market $995,000 Active 59 DOM
46. 2026-06-07
    days on market $995,000 Active 58 DOM
47. 2026-06-05
    days on market $995,000 Active 55 DOM
48. 2026-06-03
    days on market $995,000 Active 54 DOM
49. 2026-06-02
    pricedays on market $995,000 Active 53 DOM
50. 2026-06-01
    days on market $1,099,000 Active 52 DOM

ⓘ 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: $9,756 · $813/mo
• Expected delta: +$2,416/yr (+$201/mo · 32.9%)

ⓘ 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 (unshaded) · 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: −$50,134
• − Property taxes: −$7,340
• − Insurance: −$4,475
• − Repairs & maintenance: −$11,163
• − Management: −$11,163
• − Depreciation: −$26,036
• Taxable income: $29,225
• Est. tax owed @ 24.0%: −$7,014
• After-tax cash flow: $35,083/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $11,960–$35,880 screening

This home is in good condition with fresh paint and well-maintained landscaping, making it a good candidate for a cosmetic renovation to enhance its curb appeal and value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $500–$2,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.

Value-add opportunities

• Both Paint exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

A Composite school gradezoned avg 93/100

Zoned Schools

Elementary Sea Road School A+ ME #40/294 Nat'l #143/41,679 Middle Middle School Of The Kennebunks A+ ME #5/85 Nat'l #20/14,009 High Kennebunk High School A+ ME #18/108 Nat'l #152/17,239

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

B Composite livability gradescore 79/100

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

• County: York · 209,961 people
• Metro: Portland-South Portland, ME
• Population (ZIP): 11,692
• Household income: $101,204
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

Property features AI

Exterior

• Parking: Attached 2-car garage with auto door opener and direct entry to homePaved on-site/off-street parking for 1–4 vehicles
• Utilities: Public waterPublic sewer
• Home design: Single family residenceBuilt in 1998Two-story layout (primary living and some bedrooms on second floor)Entry with direct garage access
• Construction: Wood frame construction with vinyl sidingShingle roofFull unfinished basement (interior entry and bulkhead)
• Exterior features: PatioScreened porchBarn(s) on propertyNear golf course, public beach, shopping, turnpike/interstate and townSuburban setting; level and wooded lotPaved road access

Interior

• Kitchen: Eat-in kitchen with island and pantryElectric rangeMicrowaveDishwasherRefrigerator
• Bedrooms: Primary suite on second floor with full bath and closetBedroom 1 on second floor with closetBedroom 3 on second floor with closetBedroom 2 on first floor with closet, cathedral ceilings, built-ins, full bath and laundry hook-up
• Flooring: TileWoodLinoleumLuxury vinyl
• Bathrooms: 3 full bathrooms1 half bathroom
• Heating & cooling: Heat pump for heating and coolingBaseboard and hot water heatingZoned heatingCircuit breaker electrical systemWater heater off heating system
• Interior features: Main-level bedroom (in-law floorplan / one-floor living)Bathtub and showerPantryStorageWalk-in closet(s)Primary bedroom with bathBuilt-in shelving/unitsStorm door(s)Double-pane windowsCable and internet access availableTotal of 9 rooms
• Laundry & utility: Washer and dryer includedLaundry located on main levelBasement with interior entry and bulkhead (full, unfinished)

Price history

+149.4% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $995,000 MREIS
• 2026-04-10 Listed $1,099,000 MREIS
• 2010-06-17 Listed $399,000 MREIS

Property tax history

+4.2%/yr

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