Ranch Triplex
For Sale
$199,900
3 Ryan Court, Augusta, ME 04330
MULTI_FAMILY - Ranch - Augusta, ME
Property Size1,794 SF
Lot Size0.17 Acres
Price / SF$111.43
Days on Market31
Property Features for 3 Ryan Court
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
1050
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Basement, Bathroom 2
Basement
Full, Daylight
Lot features
Other Site, Intown, Near Shopping, Neighborhood
Standard status
Active
Size
1,794 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2835
Utilities
Sewer type
Public Sewer
Heating system
Oil, Baseboard
Water source
Public
Building Details
Year built
1938
Number of units
3
Flooring type
Carpet, Wood, Linoleum, Tile, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
AllMaineHomes, LLC · Century 21 Real Estate
(207) 623-2100
Listed By:
Daniel Hildebrandt
(207) 679-7389
Added: Jul 7
Changed: Aug 5
Last Checked: Aug 6 at 11:06AM
MLS# 1656873
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.
Ranch-style triplex at 3 Ryan Court, Augusta, ME 04330, configured as a three-unit property with a basement. The property is wood frame with vinyl siding and a shingle roof. Interior finishes include tile, wood, linoleum, carpet, and vinyl flooring. Heating is provided by oil with baseboard units.
The home sits on a 0.17-acre lot and has a total property size of 1,794 square feet. Utility services include public water and public sewer.
With three separate units and basement space, this property is designed for residential income use and can be evaluated as part of an investment strategy focused on multi-unit residential real estate.
The home sits on a 0.17-acre lot and has a total property size of 1,794 square feet. Utility services include public water and public sewer.
With three separate units and basement space, this property is designed for residential income use and can be evaluated as part of an investment strategy focused on multi-unit residential real estate.
Key Highlights
- Three‑unit triplex on 0.17‑acre lot
- Total property size: 1,794 square feet
- Built in 1938 with ranch architectural style
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
$17,476
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
8.74%
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%
$349,520
$349.5K
Cap Rate 7%
$249,657
$249.7K
Cap Rate 9%
$194,178
$194.2K
Market Conditions
NOI Build-Up for 1,794 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
$32.3K $18.00/SF
− Vacancy
−$517 −$0.29/SF
EGI
$31.8K $17.71/SF
− OpEx
−$14.3K −$7.97/SF
NOI
$17.5K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /SF/Yr
Expense Ratio
45.00%
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%
$349,520
Cap Rate 7%
$249,657
Cap Rate 9%
$194,178
Alternative Uses
Best Use
Multifamily LT 5
$286.2K
$250.4K – $333.9K
NOI $20,035 @ 7.0% cap · market cap 10.02%
Second Best
Apartment 5plus
$249.7K
$218.5K – $291.3K
NOI $17,476 @ 7.0% cap · market cap 8.74%
Theoretical Best
Warehouse
$2.68M
$2.34M – $3.12M
NOI $187,353 @ 7.0% cap · market cap 93.72%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
400
Businesses Nearby
Explore this area
Business Placement
Demographics for 04330, ME
26,322
Population
13,017
Households
2
Avg Household Size
44
Median Age
28%
College-Educated
95%
High-School Grad
116.9 sq mi
ZIP Area
225
Density / Sq Mi
$55,158
Median Household Income
$43,177
Median Earnings
$912
Median Rent
$197,600
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Triplex with wood-frame construction, vinyl siding, and public water and sewer service.
Where is this triplex located?
The property is located at 3 Ryan Court Augusta, ME.
What is the asking price?
The asking price for this property is $199,900.
What are key features of this property?
This property features: Three‑unit triplex on 0.17‑acre lot; Total property size: 1,794 square feet; Built in 1938 with ranch architectural style
