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    Ranch Duplex with Stream Setting Title is generated by Realmo AI

    2525 W River Road, Sidney, ME 04330

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    New
    For Sale
    $335,000

    MULTI_FAMILY - Ranch - Sidney, ME

    Type:Single Family Residence
    Property size:
    1,488 SF
    Lot size:
    9.90 Acres
    Price / SF:
    $225/SF
    Added:
    Jun 5, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 5 at 3:06 pm

    Property Features for 2525 W River Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Zoning
    Rural
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2
    Parking features
    Carport
    Interior features
    In-Law Apartment, 1st Floor Bedroom
    Exterior features
    Animal Containment System
    Basement
    Full, Crawl Space
    Standard status
    Active
    Size
    1,488 SF
    Lot size
    9.90 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    2168

    Utilities

    Sewer type
    Private Sewer
    Heating system
    Baseboard, Oil, Electric (Heating), Heat Pump (Heating), Hot Water(Heating)
    Cooling system
    Heat Pump
    Water source
    Well

    Building Details

    Year built
    1961
    Number of units
    2
    Flooring type
    Laminate
    Building materials
    Wood Frame, Vinyl Siding
    Roof type
    Shingle
    Architectural style
    Ranch

    We can help!

    Listing Contact
    Allyson Karter

    Listing agent Allyson Karter

    Listing office Better Homes & Gardens Real Estate/The Masiello Group 10 Mulliken Court, Augusta, ME

    Listing date Jun 5, 2026

    MLS# 1665457 Listing URL

    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.

    HighLights

    • Nearly 10 acres in Sidney with a meandering stream feature after rain
    • Ranch home configured as a 2‑bedroom, 1‑bath main house plus an attached 1‑bedroom, 1‑bath in‑law apartment
    • New roof completed in 2025; main home built in 1961 and apartment added in 2005
    • Long driveway to a 2‑car carport plus a shed
    • Utilities include well water and private sewer
    • Heating and cooling include heat pump, baseboard, oil and electric heat; laminate flooring; wood frame with vinyl siding

    Overview

    This ranch-style property is currently configured as a 2-bedroom, 1-bath home with an attached 1-bedroom, 1-bath apartment. The main home was built in 1961 and the apartment was added in 2005, creating a duplex-style setup with independent living options. A complete new roof was installed in 2025. The property also includes a long driveway leading to a 2-car carport, plus a shed for storage. For pet owners, there is a convenient dog kennel with direct access from the home.

    The home sits on nearly 10 acres in Sidney, Maine, within Kennebec County. Public remarks note a meandering stream on the property after rain, producing an audible water feature effect. Location details include being minutes from Augusta and Waterville, with easy I-95 access. The Kennebec River boat launch is listed as less than a mile from the home.

    For tenants, buyers, or owners seeking flexible residential income or a conversion back to a single-family layout, this arrangement offers straightforward functional separation with two complete living units. The additional acreage can also support practical expansion ideas such as a garage or other additional living space, subject to applicable requirements.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Map

    City
    Sidney
    County
    Kennebec
    State
    Maine
    Longitude
    -69.723905
    Latitude
    44.412942

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    FAQs

    What type of property is this?
    Duplex - Ranch home with attached 1-bedroom apartment supports multi-generational living or rental income on nearly 10 acres.
    Where is this duplex located?
    The property is located at 2525 W River Road Sidney, ME.
    What is the asking price?
    The asking price for this property is $335,000.
    What are key features of this property?
    This property features: Nearly 10 acres in Sidney with a meandering stream feature after rain; Ranch home configured as a 2‑bedroom, 1‑bath main house plus an attached 1‑bedroom, 1‑bath in‑law apartment; New roof completed in 2025; main home built in 1961 and apartment added in 2005
    (207) 649-6826
    We can help!
    Listing Contact
    Allyson Karter
    Request Owner's contact information
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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.

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