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    The Largest CRE Database in the US with Over 1 Million Listings

    14 Goddard St Lisbon, ME 04252

    Sponsored
    For Sale
    $499,900

    MULTI_FAMILY - Other - Lisbon, ME

    Property size:
    2,381 SF
    Lot size:
    0.12 Acres
    Days on Market:
    23
    Last Refresh:
    Jan 22 at 11:06 am

    Property Features for 14 Goddard St

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Standard status
    Active
    Zoning
    General Residential
    Rooms
    Bathroom 2, Bathroom 3, Bathroom 1, Basement
    Parking features
    On Street
    Basement
    Unfinished, Sump Pump
    Size
    2,381 SF
    Lot size
    0.12 Acres

    Utilities

    Sewer type
    Public Sewer
    Heating system
    Heat Pump (Heating), Pellet Stove, Baseboard, Forced Air
    Cooling system
    Heat Pump
    Water source
    Public

    Building Details

    Year built
    1897
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Wood
    Building materials
    Vinyl Siding, Wood Frame
    Roof type
    Shingle
    Architectural style
    Other

    We can help!

    Listing Contact
    Timothy Dunham

    Tim Dunham Realty (207) 729-7297 [email protected]

    Listing agent Timothy Dunham (207) 729-7297

    Listing date Dec 31, 2025

    MLS# 1643579 Listing URL

    Copyright © 2025 Maine Real Estate Information System, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    Two Detached Homes on One Lot

    Two detached New Englander-style homes are situated on one in-town lot, presenting a unique opportunity in Lisbon Falls. One home features 3 bedrooms and 1 bathroom within approximately 1,423 square feet, while the other offers 2 bedrooms and 1.5 bathrooms in approximately 956 square feet. The properties offer multiple possibilities, including living in one unit and renting the other, creating a multi-generational living arrangement, or expanding an investment portfolio with two units. Recent upgrades include a heat pump and pellet stove in one unit, while the other is heated by an oil-fired furnace. Both units are equipped with electric baseboard heating, updated insulation, dishwashers, and electrical, insulation, chimney, and efficiency upgrades. The basements feature spray foam insulation, vapor barriers, and a waterproofing/structural package, including a sump pump, with a lifetime transferable warranty. Period charm is evident, including original inlaid wood floors and tin ceiling detail in one unit, with both homes believed to date to circa 1897, along with refinished wood floors and renovated kitchen and baths in the other unit. Outside, off-street parking is available, including a newer permitted gravel parking pad, and chain-link fencing with privacy slats defines yard space. The properties, totaling 2,381 square feet on a 0.12-acre lot, have been used as apartments and are presently setup through the condominiumization process so they could be sold individually as condos; the homes retain classic New England character with important system updates already done.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Realty agency Law Firm Restaurant Spa & Massage Hair Salon Nail Salon Building Supply Skin Care Clinic Daycare Center Pharmacy

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Lisbon
    County
    Androscoggin
    State
    Maine
    Longitude
    -70.057594
    Latitude
    43.997722

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    FAQs

    What type of property is this?
    Duplex - Two New Englander-style homes on one lot in Lisbon Falls.
    Where is this duplex located?
    The property is located at 14 Goddard St Lisbon, ME.
    What is the asking price?
    The asking price for this property is $499,900.
    What are key features of this property?
    This property features: - Two detached homes on one lot offer multiple income/living options.; - Significant system updates completed: heat pumps, pellet stove, updated insulation, electrical, chimney, efficiency upgrades.; - Waterproofed basements with transferable lifetime warranty from TC Hafford Basement Systems.
    (207) 407-9707
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    14 Goddard St Lisbon, ME 04252
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    We can help!
    Listing Contact
    Timothy Dunham
    (207) 407-9707
    Learn more
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