25 Kennebec Avenue, Oak Bluffs, MA 02557

25 Kennebec Avenue Oak Bluffs MA 02557
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Owner Information
Owner 1
Town of Bluffs Oak
Owner 2
Owner's Address
P O Box 1327 Oak Bluffs, MA 02557
Market Sale Information
Most recent sale date
1/9/1900
Previous sale date
Transfer document #
331-585
Previous transfer document
Grantor
Previous grantor
Most recent sale price
$0.00
Previous sale price
N/A
Site Information
Property ID
9-13-0
Lot Size
0.1
Use Code
930 - Vacant, Selectmen or City Council
Zoning
B1
Building Style
Number of Rooms
0
Stories
0
Number of Beds
0
Year Built
0
Number of full baths
0
Condition
Number of half baths
0
Finished Area
0
Number of Kitchen
Gross Living Area
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Floor type
Solar Hot Water
No
Roof Structure
Heating type
Roof Cover
Heating fuel
Frame type
Air Condition (%)
Sidings
Assessment Information
Fiscal Year
2025
Land Value
$706,700.00
Total value
$957,300.00
Building value
$0.00
Estimated tax
$4,700.00
Yard improvement value
$250,600.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
200820092010201120142015201620172018201920202021202220232024$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
25 Kennebec Avenue$0$200,000$400,000$600,000$800,000$1,000,000$1,200,000Subject PropertyTotal Assessment ($)Total Assessment
Address 25 Kennebec Avenue
Photo
Plan
Map
Proximity
Last Sold
Price
Net Living Area
Stories
Sale Price/sft -
Style
Age 0
Rooms 0
Bedrooms 0
Full baths 0
Half baths 0
Gross Living Area
Heating Fuel
Detached Garage
Lot Size 0.1
Roof Cover
AEM Value - Building $0.00
AEM Value - Land $706,700.00
AEM Value - Other $250,600.00
AEM Value - Total $957,300.00
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 25 Kennebec Avenue 1/9/1900 $0 0 0.1 0 0-0 -
  Criteria

Estimation of Market Value

No comparable properties were found using the default criteria. Please click on the columns in the Comparables table and expand the criteria until at least 3 comparable properties are identified

 

In estimating the current market value, RealtyInSite follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property.

 

Comparable sales data are applied to arrive at an estimate of value. By default, comparable properties are those properties located within 1 mile of the subject property that have sold within the last 6 months and have a similar size of living area. The table shown above lists the comparable properties that were considered. Note that which properties are considered comparables can be adjusted by varying the selection criteria or deleting non-representative properties.

Neighboring Properties
Mailing Labels
Subject Property25 Kennebec Avenue33 Circuit Avenue41 Circuit Avenue56 Kennebec Avenue53 Kennebec Avenue46 Kennebec Avenue57 Kennebec Avenue55 Kennebec Avenue1 Circuit Avenue5 Circuit Avenue55 Samoset Avenue42 Circuit Avenue23 Lake Avenue8 Grove Avenue30 Circuit Avenue49 Ocean Avenue46 Circuit Avenue36 Circuit Avenue51 Ocean Avenue11 Circuit Avenue0 Seaview Avenue-Ocean47 Ocean Avenue53 Ocean Avenue24 Circuit Avenue59 Ocean Avenue55 Ocean Avenue57 Ocean Avenue$0$500,000$1,000,000$1,500,000$2,000,000$2,500,000$3,000,000$3,500,000$4,000,000$4,500,000$5,000,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 25 Kennebec Avenue 1/9/1900 $0 0 0.1 0 0-0 -
  Criteria
A 14 Circuit Avenue 3/5/2001 $1 0.0 Store(Sm. Ret) 1,920 0.03 -
B 16 Circuit Avenue 4/9/2013 $237,500 0.0 Store(Sm. Ret) 2,016 0.02 -
C 21 Kennebec Avenue Unit 1A 2/20/2014 $100 0.0 Condo 660 0 -
D 21 Kennebec Avenue Unit 1A2 5/25/2023 $500,000 0.0 Condo 660 0 -
E 21 Kennebec Avenue Unit 1A3 4/10/2017 $485,000 0.0 Condo 879 0 2 1-0
F 21 Kennebec Avenue Unit 1A4 4/26/2019 $555,000 0.0 Condo 879 0 2 1-0
G 21 Kennebec Avenue Unit 1A5 3/16/2007 $420,000 0.0 Condo 985 0 1 1-0
H 21 Kennebec Avenue Unit 1A6 12/11/2023 $1,100,000 0.0 Condo 985 0 1 1-0
I 12 Circuit Avenue 5/13/2021 $1,900,000 0.0 Restaurant 3,172 0.06 -
J 20 Circuit Avenue $0 0.0 Store(Sm. Ret) 11,219 0.3 -
K 10 Circuit Avenue Unit 1A 6/15/2001 $275,000 0.0 Condo 437 0 -
L 10 Circuit Avenue Unit 2 6/15/2001 $275,000 0.0 Condo 552 0 -
M 10 Circuit Avenue Unit 3 6/19/2001 $145,000 0.0 Condo 633 0 -
N 10 Circuit Avenue Unit 4 3/4/1998 $195,000 0.0 Condo 633 0 -
O 10 Circuit Avenue Unit E 8/5/2005 $335,000 0.0 Condo 1,244 0 2 1-1
P 10 Circuit Avenue Unit F 1/10/2019 $1 0.0 Condo 1,244 0 2 1-1
Q 24 Kennebec Avenue 4/15/2016 $500,000 0.0 Store(Sm. Ret) 1,515 0.07 -
R 22 Kennebec Avenue 6/3/1999 $1 0.0 Old Style 1,470 0.05 4 2-0
S 17 Kennebec Avenue 1/9/1900 $0 0.0 0.05 -
T 8 Circuit Avenue 2/26/2001 $1 0.0 Store(Sm. Ret) 1,440 0.03 -
U 33 Ocean Avenue 10/16/2018 $1,296,750 0.0 Antique 1,586 0.16 4 1-1
V 30 Kennebec Avenue 12/31/2021 $3,400,000 0.0 Restaurant 4,177 0.1 -
W 6 Circuit Avenue $0 0.0 Restaurant 15,152 0.15 -
X 18 Kennebec Avenue 12/19/2005 $1,000,000 0.0 Motel/Hotel 5,284 0.11 -
Y 31 Ocean Avenue 2/9/2007 $0 0.0 Antique 1,324 0.05 5 2-0
Z 27 Ocean Avenue 5/16/2018 $10 0.0 Antique 2,247 0.05 6 3-0
- 25 Ocean Avenue 10/13/2016 $1,000,000 0.0 Antique 1,657 0.05 4 2-0
- 35 Ocean Avenue $43,000 0.0 Antique 1,254 0.04 4 2-0
- 23 Ocean Avenue 10/24/2014 $10 0.0 Antique 1,645 0.05 5 3-0
- 11 Circuit Avenue 5/15/2023 $5,200,000 0.0 Motel/Hotel 9,360 0.21 -
- 24 Circuit Avenue 7/13/1992 $375,000 0.0 Store(Sm. Ret) 8,780 0.21 -
- 21 Ocean Avenue 12/1/2014 $10 0.0 Antique 1,504 0.05 5 1-1
- 37 Ocean Avenue 4/24/2008 $101,000 0.0 Antique 2,633 0.06 5 2-1
- 4 Circuit Avenue 6/24/2014 $975,000 0.0 Restaurant 4,056 0.06 -
- 9 David Healey Way 10/28/2021 $3,375,000 0.0 B&B/Inn 4,045 0.06 -
- 14 Kennebec Avenue 11/1/2019 $690,000 0.0 Restaurant 1,635 0.05 -
- 18 Lake Avenue 6/3/1999 $0 0.0 Restaurant 4,814 0.16 -
- 19 Ocean Avenue 12/28/2012 $10 0.0 Antique 2,123 0.07 7 3-1
- 8 Central Avenue 5/15/2017 $287,298 0.0 Ginger Campgrou 1,711 0 5 1-1
- 5 Circuit Avenue 8/19/1993 $160,340 0.0 Store(Sm. Ret) 2,550 0.09 -
- 12 Kennebec Avenue $0 0.0 Apartments 2,251 0.07 -
- 38 Kennebec Avenue 4/30/2014 $450,000 0.0 Restaurant 2,071 0.06 -
- 17 Ocean Avenue 9/24/2013 $690,000 0.0 Antique 1,230 0.07 4 1-0
- 41 Ocean Avenue 10/22/2019 $750,000 0.0 Ranch 464 0.05 1 1-0
- 9 Central Avenue 9/20/2022 $969,000 0.0 Ginger Campgrou 1,387 0 2 2-0
- 30 Circuit Avenue 6/15/2022 $2,300,000 0.1 Store(Sm. Ret) 5,144 0.15 -
- 15 Ocean Avenue 7/8/2004 $310,250 0.1 Antique 1,992 0.07 4 2-1
- 1 Circuit Avenue 10/12/2011 $0 0.1 Theater(Encl) 4,413 0.13 -
- 43 Ocean Avenue 8/6/2018 $1,300,000 0.1 Antique 1,987 0.05 6 1-1
- 12 Central Avenue 1/9/1900 $0 0.1 Ginger Campgrou 874 0 3 1-0
- 45 Ocean Avenue $0 0.1 Old Style 1,583 0.12 4 1-0
- 1 Rustic Avenue $0 0.1 Ginger Campgrou 748 0 3 1-0
- 14 Central Avenue 10/14/2020 $0 0.1 Ginger Campgrou 1,385 0 3 1-0
- 5 Rock Avenue 9/23/1994 $0 0.1 Ginger Campgrou 1,011 0 3 1-1
- 5 Central Avenue 12/18/2006 $332,500 0.1 Ginger Campgrou 620 0 1 1-0
- 6 Rustic Avenue 9/6/2002 $219,000 0.1 Ginger Campgrou 540 0 2 1-0
- 14 Oak Bluffs Avenue 6/30/2023 $1,100,000 0.1 Bank 951 0.02 -
- 15 Lake Avenue $240,000 0.1 Commercial 3,047 0.08 -
- 36 Circuit Avenue 1/9/1900 $0 0.1 Supermarket 5,795 0.34 -
- 47 Ocean Avenue 8/2/2019 $1 0.1 Antique 2,422 0.19 6 2-1
- 7 Central Avenue 11/16/2022 $795,000 0.1 Ginger Campgrou 1,454 0 4 2-0
- 12 Rustic Avenue $1 0.1 Ginger Campgrou 822 0 3 1-0
- 7 Ocean Avenue 1/9/1900 $0 0.1 Churches 2,719 0.22 -
- 33 Circuit Avenue 11/20/2024 $1,360,000 0.1 Store(Sm. Ret) 837 0.03 -
- 9 Rock Avenue 4/4/2002 $225,000 0.1 Ginger Campgrou 826 0 3 1-1
- 30 Lake Avenue 6/11/1997 $0 0.1 Store(Sm. Ret) 3,224 0 -
- 10 Oak Bluffs Avenue 12/15/2017 $700,000 0.1 Store(Sm. Ret) 1,546 0.04 -
- 8 Rock Avenue 9/11/2020 $620,000 0.1 Ginger Campgrou 955 0 3 1-1
- 46 Kennebec Avenue 11/17/2020 $150,000 0.1 Antique 1,305 0.06 4 1-1
- 14 Rock Avenue 12/12/2016 $417,000 0.1 Ginger Campgrou 925 0 2 1-0
- 22 Montgomery Square 9/9/2013 $150,000 0.1 Ginger Campgrou 931 0 3 1-0
- 34 Lake Avenue 12/28/2017 $340,000 0.1 Ginger Campgrou 885 0 4 1-0
- 49 Ocean Avenue 10/29/1987 $235,000 0.1 Antique 1,726 0.06 5 2-0
- 36 Lake Avenue 8/24/2018 $1 0.1 Ginger Campgrou 1,661 0 4 1-1
- 20 Rock Avenue 7/26/2002 $0 0.1 Ginger Campgrou 609 0 3 1-0
- 21 Rock Avenue 12/17/1993 $50,000 0.1 Ginger Campgrou 559 0 1 1-0
- 11 Wesleyan Grove $0 0.1 Ginger Campgrou 723 0 3 1-0
- 12 Wesleyan Grove 9/17/2010 $425,000 0.1 Ginger Campgrou 1,156 0 3 1-1
- 38 Lake Avenue $0 0.1 Ginger Campgrou 1,054 0 3 1-0
- 13 Wesleyan Grove 1/9/1900 $0 0.1 Ginger Campgrou 817 0 3 1-1
- 51 Ocean Avenue $270,000 0.1 Antique 2,373 0.1 5 2-0
- 14 Wesleyan Grove 5/18/2018 $1 0.1 Ginger Campgrou 624 0 2 1-0
- 22 Rock Avenue 12/15/2022 $1 0.1 Ginger Campgrou 826 0 2 1-0
- 15 Wesleyan Grove 11/13/2015 $374,500 0.1 Ginger Campgrou 835 0 3 1-0
- 40 Lake Avenue 12/31/2005 $0 0.1 Ginger Campgrou 680 0 3 1-0
- 42 Lake Avenue 8/15/2018 $1 0.1 B&B/Inn 3,825 0 9 6-0
- 2 Oak Bluffs Avenue 1/9/1900 $0 0.1 Police Station 6,512 0.38 -
- 0 Lake Avenue-Ocean Ave 1/9/1900 $0 0.1 0.16 -
- 3 Montgomery Square 10/15/1991 $0 0.1 Ginger Campgrou 736 0 2 2-0
- 26 Rustic Avenue 9/30/2019 $1 0.1 Ginger Campgrou 856 0 3 1-0
- 23 Lake Avenue $325,000 0.1 Restaurant 2,294 0.12 -
- 16 Wesleyan Grove $0 0.1 Ginger Campgrou 798 0 3 1-0
- 23 Rock Avenue 8/4/1995 $60,000 0.1 Ginger Campgrou 477 0 1 1-0
- 11 Montgomery Square 9/20/2016 $370,000 0.1 Ginger Campgrou 927 0 3 2-0
- 1 Montgomery Square 6/28/2019 $1 0.1 Ginger Campgrou 729 0 2 1-0
- 53 Ocean Avenue 9/23/2013 $1,455,000 0.1 Antique 2,689 0.1 7 4-0
- 1 Hebron Avenue 7/27/2020 $418,000 0.1 Ginger Campgrou 657 0 2 1-0
- 10 Wesleyan Grove $0 0.1 Ginger Campgrou 1,162 0 2 1-0
- 53 Kennebec Avenue 8/15/2017 $1 0.1 Antique 1,238 0.05 3 2-0
- 11 Oak Bluffs Avenue 12/19/2014 $1 0.1 Store(Sm. Ret) 409 0.04 -
- 17 Wesleyan Grove 7/10/2014 $0 0.1 Ginger Campgrou 905 0 4 1-0
- 27 Lake Avenue 5/1/2000 $850,000 0.1 Store(Sm. Ret) 4,819 0.35 -
- 20 Lincoln Avenue 8/2/2022 $100 0.1 Ginger Campgrou 1,287 0 3 1-1
- 55 Ocean Avenue 5/21/2018 $2,200,000 0.1 Antique 2,997 0.1 5 5-1
- 2 Lincoln Avenue 10/14/2022 $423,000 0.1 Ginger Campgrou 354 0 0 1-0
- 46 Lake Avenue 7/10/2019 $1 0.1 Ginger Campgrou 1,764 0 3 1-1
- 29 Lake Avenue 1/30/1998 $1 0.1 Restaurant 4,692 0.14 -
- 8 Wesleyan Grove 1/9/1900 $0 0.1 Ginger Campgrou 1,042 0 2 0-1
- 55 Kennebec Avenue 1/23/2014 $10 0.1 Antique 1,530 0.05 4 2-0
- 18 Wesleyan Grove 11/21/2003 $300,500 0.1 Ginger Campgrou 1,030 0 4 1-0
- 5 Tabernacle Avenue 7/29/2022 $849,000 0.1 Ginger Campgrou 1,536 0 5 1-0
- 2 Hebron Avenue 8/1/1996 $0 0.1 Ginger Campgrou 671 0 2 1-0
- 48 Lake Avenue 7/18/2016 $1 0.1 Ginger Campgrou 994 0 3 1-1
- 5 Oak Bluffs Avenue 10/3/1988 $300,000 0.1 Lodging 2,055 0.02 -
- 7 Wesleyan Grove 1/9/1900 $0 0.1 Ginger Campgrou 949 0 1 2-0
- 9 Oak Bluffs Avenue Unit 1 5/14/1993 $500,000 0.1 Condo 6,999 0 -
- 9 Oak Bluffs Avenue Unit 2 12/19/2008 $800,000 0.1 Condo 6,579 0 -
- 42 Circuit Avenue 12/29/2020 $10 0.1 Store(Sm. Ret) 2,890 0.1 -
- 4 Merrill Avenue $0 0.1 Ginger Campgrou 992 0 2 1-1
- 57 Ocean Avenue 4/27/2006 $1,000,000 0.1 Antique 3,105 0.1 5 4-1
- 72 Trinity Park 12/3/2019 $820,000 0.1 Ginger Campgrou 683 0 2 1-1
- 1 Lincoln Avenue 1/9/1900 $35,000 0.1 Ginger Campgrou 704 0 2 1-0
- 41 Circuit Avenue 11/17/2017 $750,000 0.1 Store(Sm. Ret) 1,464 0.03 -
- 19 Wesleyan Grove 5/30/2006 $490,000 0.1 Ginger Campgrou 945 0 3 1-0
- 57 Kennebec Avenue 10/16/2015 $325,000 0.1 Antique 1,485 0.05 5 1-0
- 2 Merrill Avenue 9/13/1993 $45,000 0.1 Ginger Campgrou 623 0 2 1-0
- 6 Circuit Avenue Extension 2/4/2004 $470,300 0.1 Restaurant 4,620 0.17 -
- 7 Oak Bluffs Avenue 6/30/1992 $500 0.1 Lodging 14,989 0.23 -
- 3 Chapel Lane $0 0.1 Ginger Campgrou 987 0 3 1-1
- 52 Lake Avenue $0 0.1 Ginger Campgrou 711 0 2 1-0
- 8 Tabernacle Avenue 4/13/2022 $0 0.1 Ginger Campgrou 1,255 0 3 1-0
- 45 Trinity Park 2/27/2008 $430,000 0.1 Ginger Campgrou 962 0 3 1-1
- 44 Trinity Park $172,500 0.1 Ginger Campgrou 849 0 3 1-0
- 56 Kennebec Avenue 11/18/2022 $1 0.1 Conversion 1,534 0.05 2 2-0
- 20 Wesleyan Grove 7/10/2015 $1 0.1 Ginger Campgrou 1,101 0 2 2-0
- 7 Circuit Avenue Extension 2/2/1999 $350,000 0.1 Dry Cln/Laundry 3,070 0.14 -
- 47 Trinity Park 11/13/2018 $1 0.1 Ginger Campgrou 1,210 0 5 1-0
- 28 Rock Avenue 1/9/1900 $0 0.1 Ginger Campgrou 609 0 2 1-0
- 0 Seaview Avenue-Ocean 1/9/1900 $0 0.1 7 0 0-0
- 54 Lake Avenue 8/17/1994 $0 0.1 Ginger Campgrou 868 0 3 1-1
- 43 Trinity Park $0 0.1 Ginger Campgrou 1,106 0 4 1-1
- 31 Lake Avenue 1/9/1900 $0 0.1 0 0 0-0
- 0 Oak Bluffs Harbor 1/9/1900 $0 0.1 0.05 -
- 6 Wesleyan Grove 5/16/2003 $350,000 0.1 Ginger Campgrou 1,376 0 6 1-1
- 30 Rock Avenue 10/19/2016 $250,000 0.1 Ginger Campgrou 724 0 2 2-0
- 42 Trinity Park 4/3/2009 $1 0.1 Ginger Campgrou 897 0 3 1-0
- 56 Lake Avenue 9/17/2002 $265,000 0.1 Ginger Campgrou 952 0 3 2-0
- 3 Oak Bluffs Avenue 1/9/1900 $0 0.1 Bank 2,214 0.28 -
- 8 Circuit Avenue Extension Unit 1 5/23/2003 $425,000 0.1 Retail 460 0 -
- 8 Circuit Avenue Extension Unit 10 5/23/2003 $425,000 0.1 Retail 243 0 -
- 8 Circuit Avenue Extension Unit 12 7/6/2001 $35,000 0.1 Retail 243 0 -
- 8 Circuit Avenue Extension Unit 15 5/23/2003 $425,000 0.1 Retail 356 0 -
- 8 Circuit Avenue Extension Unit 2 5/23/2003 $425,000 0.1 Retail 220 0 -
- 8 Circuit Avenue Extension Unit 3 5/3/2005 $230,000 0.1 Retail 334 0 -
- 8 Circuit Avenue Extension Unit 7 12/1/1999 $215,000 0.1 Retail 454 0 -
- 8 Circuit Avenue Extension Unit 8 5/23/2003 $425,000 0.1 Retail 356 0 -
- 8 Circuit Avenue Extension Unit 9 5/23/2003 $425,000 0.1 Retail 172 0 -
- 49 Trinity Park 5/31/2016 $0 0.1 Ginger Campgrou 1,015 0 3 1-0
- 41 Trinity Park 1/12/2017 $1 0.1 Ginger Campgrou 1,154 0 4 0-1
- 21 Wesleyan Grove 12/31/2005 $0 0.1 Ginger Campgrou 1,222 0 4 2-0
- 8 Grove Avenue 10/13/2015 $100 0.1 Antique 2,500 0.15 5 4-0
- 3 Tabernacle Avenue 10/11/2002 $255,000 0.1 Ginger Campgrou 2,036 0 3 1-0
- 5 Wesleyan Grove 3/29/2005 $1 0.1 Ginger Campgrou 1,252 0 3 1-0
- 46 Circuit Avenue $0 0.1 Store(Sm. Ret) 11,392 0.24 -
- 58 Lake Avenue 8/24/2009 $315,000 0.1 Ginger Campgrou 730 0 3 0-1
- 2 Tabernacle Avenue 7/7/2000 $205,000 0.1 Ginger Campgrou 1,069 0 3 0-2
- 55 Samoset Avenue 12/31/2019 $890,000 0.1 Antique 2,352 0.1 4 2-0
- 34 Rock Avenue 2/14/1996 $0 0.1 Ginger Campgrou 949 0 3 1-0
- 3 Wesleyan Grove 12/31/2005 $0 0.1 Ginger Campgrou 829 0 3 1-1
- 1 Tabernacle Avenue 9/13/1995 $0 0.1 Ginger Campgrou 1,147 0 4 1-1
- 60 Lake Avenue 12/20/2022 $312,000 0.1 Ginger Campgrou 726 0 2 0-1
- 2 Wesleyan Grove 10/14/2022 $1 0.1 Ginger Campgrou 791 0 3 1-0
- 0 Pasque Avenue 3/18/1998 $225,000 0.1 0.13 -
- 24 Wesleyan Grove 12/10/2021 $1 0.1 Ginger Campgrou 1,061 0 3 1-0
- 62 Lake Avenue 11/24/1997 $177,000 0.1 Ginger Campgrou 1,308 0 3 1-1
- 6 Sea View Avenue Extension 11/2/2001 $500,000 0.1 Flats/Apts 2,800 0.11 2 2-1
- 59 Ocean Avenue 10/26/2011 $1 0.1 Old Style 2,803 0.15 3 3-0
- 9 Fourth Avenue 9/20/2017 $1 0.1 Ginger Campgrou 966 0 3 2-0
- 37 Lake Avenue 1/9/1900 $0 0.1 0.25 0 0-0
- 25 Commonwealth Square $0 0.1 Ginger Campgrou 1,197 0 4 2-0
- 5 Pease Avenue $0 0.1 Ginger Campgrou 697 0 1 1-1
Averages 9426 days $332,107 0.08 --- 1,875 0.08 --- ---  
DISCLAIMER: The information in this report was collected from the concerned Assessors Office and Registry of Deeds.  Compu-Links disclaims any and all representations or warranties as to the accuracy of this information
9 13 0 25 Kennebec Avenue