Three-Cabin Multifamily
New
For Sale
$425,000
41 Old County Road, Medford, ME 04453
Multi-Family, Medford, ME
Property Size2,452 SF
Lot Size6.00 Acres
Price / SF$173.33
Days on Market6
Property Features for 41 Old County Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
local
Bathrooms
3
Full bathrooms
3
Rooms
Bathroom 1, Bathroom 3, Bathroom 2
Interior features
1st Floor Bedroom
Basement
Crawl Space
Lot features
Wooded, Rural
Standard status
Active
Size
2,452 SF
Lot size
6.00 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2213
Utilities
Sewer type
Holding Tank, Septic Tank
Heating system
Propane (Heating), Wood Stove, Wood
Water source
Well
Water front features
Stream, Lake
Water front
1
Building Details
Year built
2010
Number of units
3
Flooring type
Vinyl, Carpet
Building materials
Wood Frame, Vertical Siding, Wood Siding
Roof type
Metal
Architectural style
Other
Listing Agency:
Dewitt-Jones Realty
(207) 943-5225
Listed By:
Kayla Haefele
(207) 441-3093
Added: Sep 21
Changed: Sep 22
Last Checked: Sep 26 at 3:06PM
MLS# 1681498
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 multifamily property includes three separate cabins totaling 2,452 square feet on 6 acres of wooded land. Built in 2010, the cabins offer distinct living spaces with kitchens, living rooms, bedrooms, and full bathrooms. Interior features include first-floor bedrooms, carpet and vinyl flooring, wood-frame construction, vertical and wood siding, and metal roofing.
The property includes lake and stream waterfront features and is served by a well, septic tank, and holding tank. Heating is provided by wood stoves, wood, and propane. Its setting near ITS 83 and ATV and snowmobile trails supports recreational and seasonal residential use.
The property includes lake and stream waterfront features and is served by a well, septic tank, and holding tank. Heating is provided by wood stoves, wood, and propane. Its setting near ITS 83 and ATV and snowmobile trails supports recreational and seasonal residential use.
Key Highlights
- Three separate cabins totaling 2,452 square feet
- 6 wooded acres with lake and stream waterfront features
- Each cabin includes a kitchen, living room, bedroom or bedrooms, and full bath
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
$20,668
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
4.86%
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%
$413,360
$413.4K
Cap Rate 7%
$295,257
$295.3K
Cap Rate 9%
$229,644
$229.6K
Market Conditions
NOI Build-Up for 2,452 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
$39.7K $16.20/SF
− Vacancy
−$2.1K −$0.87/SF
EGI
$37.6K $15.33/SF
− OpEx
−$16.9K −$6.90/SF
NOI
$20.7K $8.43/SF
Area
Penobscot County, ME
Vacancy
5.40%
Lease Rate
$16.20 /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%
$413,360
Cap Rate 7%
$295,257
Cap Rate 9%
$229,644
Alternative Uses
Best Use
Apartment 5plus
$295.3K
$258.4K – $344.5K
NOI $20,668 @ 7.0% cap · market cap 4.86%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$791.9K
$692.9K – $923.9K
NOI $55,435 @ 7.0% cap · market cap 13.04%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
3
Residential units
Location Intelligence
Trade Area within ½ mile
4
Businesses Nearby
Explore this area
Business Placement
Demographics for 04453, ME
725
Population
402
Households
1.8
Avg Household Size
48
Median Age
7%
College-Educated
88%
High-School Grad
75.8 sq mi
ZIP Area
10
Density / Sq Mi
$43,839
Median Household Income
$36,324
Median Earnings
$783
Median Rent
$128,600
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?
Multifamily property - Wooded acreage with three separate cabins, individual kitchens, full baths, and access to nearby recreational trails.
Where is this multifamily property located?
The property is located at 41 Old County Road Medford, ME.
What is the asking price?
The asking price for this property is $425,000.
What are key features of this property?
This property features: Three separate cabins totaling 2,452 square feet; 6 wooded acres with lake and stream waterfront features; Each cabin includes a kitchen, living room, bedroom or bedrooms, and full bath
