Updated Colonial
New
For Sale
$325,000
10 State Court, Sanford, ME 04073
MULTI_FAMILY - Colonial - Sanford, ME
Property Size1,525 SF
Lot Size0.06 Acres
Price / SF$213.11
Days on Market4
Property Features for 10 State Court
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Urban
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bathroom 2
Parking features
Off Street
Basement
Dirt Floor, Unfinished
Lot features
Level, Near Town, Neighborhood
Standard status
Active
Size
1,525 SF
Lot size
0.06 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2946
Utilities
Sewer type
Public Sewer
Heating system
Oil, Other (Heating), Propane (Heating), Baseboard
Cooling system
Window Unit(s)
Water source
Public
Building Details
Year built
1920
Number of units
2
Flooring type
Laminate
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
Coldwell Banker Realty · Coldwell Banker Real Estate
(207) 773-1990
Listed By:
Casey Munson
(207) 756-9102
Added: Aug 3
Last Checked: Aug 6 at 1:06PM
MLS# 1674583
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This Colonial-style duplex contains 1,525 square feet arranged as two residential units, each with 1 bedroom and 1 full bathroom. Interior improvements include new windows, doors, flooring, and paint. Laminate flooring, baseboard heating, window-unit cooling, and wood-frame construction with vinyl siding are also documented. The property was built in 1920 and sits on a 0.06-acre lot in Sanford, Maine.
Public water and public sewer serve the property. Off-street parking is available, while the shingle roof and basement add to the existing physical features. Urban zoning supports the property’s documented multifamily classification. The two-unit layout provides rental income potential, including the option to occupy one unit while leasing the other, as described in the property information.
Public water and public sewer serve the property. Off-street parking is available, while the shingle roof and basement add to the existing physical features. Urban zoning supports the property’s documented multifamily classification. The two-unit layout provides rental income potential, including the option to occupy one unit while leasing the other, as described in the property information.
Key Highlights
- Two‑unit duplex with 1,525 square feet of property area
- Each unit includes 1 bedroom and 1 full bathroom
- 0.06‑acre lot in Sanford, Maine
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$25,816
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
7.94%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$516,320
$516.3K
Cap Rate 7%
$368,800
$368.8K
Cap Rate 9%
$286,844
$286.8K
Market Conditions
NOI Build-Up for 1,525 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$38.8K $25.44/SF
− Vacancy
−$1.9K −$1.26/SF
EGI
$36.9K $24.18/SF
− OpEx
−$11.1K −$7.25/SF
NOI
$25.8K $16.93/SF
Area
York County, ME
Vacancy
4.94%
Lease Rate
$25.44 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$516,320
Cap Rate 7%
$368,800
Cap Rate 9%
$286,844
Alternative Uses
Best Use
Multifamily LT 5
$368.8K
$322.7K – $430.3K
NOI $25,816 @ 7.0% cap · market cap 7.94%
Second Best
Apartment 5plus
$336.7K
$294.6K – $392.8K
NOI $23,568 @ 7.0% cap · market cap 7.25%
Theoretical Best
Office A
$483.4K
$423.0K – $564.0K
NOI $33,839 @ 7.0% cap · market cap 10.41%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
430
Businesses Nearby
Explore this area
Business Placement
Demographics for 04073, ME
17,283
Population
7,772
Households
2.2
Avg Household Size
41
Median Age
21%
College-Educated
90%
High-School Grad
37.7 sq mi
ZIP Area
458
Density / Sq Mi
$69,135
Median Household Income
$42,758
Median Earnings
$1,145
Median Rent
$259,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Two one-bedroom units feature refreshed interiors, new windows, doors, flooring, and paint.
Where is this duplex located?
The property is located at 10 State Court Sanford, ME.
What is the asking price?
The asking price for this property is $325,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,525 square feet of property area; Each unit includes 1 bedroom and 1 full bathroom; 0.06‑acre lot in Sanford, Maine
