Updated Two-Unit
New
For Sale
$332,900
44 Emery Street, Sanford, ME 04073
Multi-Family, Sanford, ME
Property Size1,454 SF
Lot Size0.17 Acres
Price / SF$228.95
Days on Market2
Property Features for 44 Emery Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Urban
Bathrooms
2
Full bathrooms
2
Rooms
Basement, Bathroom 1, Bathroom 2
Patio and Porch features
Porch
Pets allowed
No
Interior features
Storage
Lot features
Well Landscaped, Level, Sidewalks, Intown, Near Shopping, Neighborhood, Retail Strip, Near Public Transit
Standard status
Active
Size
1,454 SF
Lot size
0.17 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3726
Utilities
Sewer type
Public Sewer
Heating system
Oil, Hot Water(Heating), Steam
Water source
Public
Building Details
Year built
1906
Floors in Building
2
Number of units
2
Flooring type
Wood, Carpet, Vinyl
Building materials
Wood Frame, Asbestos, Block, Brick
Roof type
Shingle
Architectural style
Colonial
Additional Structures
Storage
Listing Agency:
www.HomeZu.com
(877) 249-5478
Listed By:
Jason Saphire · License #0818954
(877) 249-5478
Added: Aug 30
Last Checked: Aug 31 at 2:06AM
MLS# 1678348
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.
Built in 1906, this Colonial duplex is configured as a legal two-unit property with 1454 square feet and a 0.17-acre lot. The wood-frame residence includes wood, carpet, and vinyl flooring, storage, two bathrooms, a basement, and a porch. Recent work includes a new porch, updated upstairs entry, exterior painting, vinyl windows, fixtures, attic insulation, and basement insulation.
Each unit has its own electrical panel, meter, and water heater. The lower unit is currently rented, while the upper unit is occupied by the owner and will be available immediately upon sale. Public water and public sewer serve the property, which has oil-fired hot-water and steam heating.
Each unit has its own electrical panel, meter, and water heater. The lower unit is currently rented, while the upper unit is occupied by the owner and will be available immediately upon sale. Public water and public sewer serve the property, which has oil-fired hot-water and steam heating.
Key Highlights
- Legal two‑unit duplex with 1454 square feet
- 0.17‑acre lot in an Urban zoning district
- Separate electrical panels, meters, and water heaters for each unit
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
$24,614
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
7.39%
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%
$492,280
$492.3K
Cap Rate 7%
$351,629
$351.6K
Cap Rate 9%
$273,489
$273.5K
Market Conditions
NOI Build-Up for 1,454 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
$37.0K $25.44/SF
− Vacancy
−$1.8K −$1.26/SF
EGI
$35.2K $24.18/SF
− OpEx
−$10.5K −$7.25/SF
NOI
$24.6K $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%
$492,280
Cap Rate 7%
$351,629
Cap Rate 9%
$273,489
Alternative Uses
Best Use
Multifamily LT 5
$351.6K
$307.7K – $410.2K
NOI $24,614 @ 7.0% cap · market cap 7.39%
Second Best
Apartment 5plus
$321.0K
$280.9K – $374.5K
NOI $22,471 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$460.9K
$403.3K – $537.7K
NOI $32,264 @ 7.0% cap · market cap 9.69%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
476
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 - Refreshed Colonial with separate electrical panels, meters, and water heaters for each unit.
Where is this duplex located?
The property is located at 44 Emery Street Sanford, ME.
What is the asking price?
The asking price for this property is $332,900.
What are key features of this property?
This property features: Legal two‑unit duplex with 1454 square feet; 0.17‑acre lot in an Urban zoning district; Separate electrical panels, meters, and water heaters for each unit
