Ranch Duplex with Detached Two-Car
For Sale
$399,000
9 Scribner Boulevard, Lewiston, ME 04240
MULTI_FAMILY - Ranch - Lewiston, ME
Property Size1,786 SF
Lot Size0.40 Acres
Price / SF$223.40
Days on Market14
Property Features for 9 Scribner Boulevard
General Information
Property type
Residential Multi Family
Property subtype
Single Family Residence
Zoning
HB
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2, Basement
Basement
Unfinished, Full
Lot features
Well Landscaped, Open, Level, Near Shopping, Near Turnpike/ Interstate
Standard status
Active
Size
1,786 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4333
Utilities
Sewer type
Public Sewer
Heating system
Radiant, Oil, Baseboard, Natural Gas
Water source
Public
Building Details
Year built
1956
Number of units
2
Flooring type
Tile, Laminate, Hardwood
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Ranch
Listing Agency:
Fontaine Family-The Real Estate Leader
(207) 784-3800
Listed By:
Tiffany Poland
(207) 577-3334
Added: Jul 30
Changed: Aug 1
Last Checked: Aug 12 at 7:06PM
MLS# 1674189
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 ranch-style duplex offers a flexible two-unit configuration on a 0.4-acre lot. Construction is wood frame with vinyl siding, supported by public water and public sewer service. The interior includes laminate, tile, and hardwood flooring, and heating is provided by a mix of oil, natural gas, baseboard, radiant systems. The property was built in 1956 and features a shingle roof and basement space with bathroom areas.
The zoning is listed as HB, supporting its use as a duplex. There is also a detached two-car garage and ample storage to support day-to-day functionality.
From an operating standpoint, the layout is set up as a two-unit property, providing the option to use one unit while renting the other, or to pursue alternative configuration possibilities subject to municipal approvals.
The zoning is listed as HB, supporting its use as a duplex. There is also a detached two-car garage and ample storage to support day-to-day functionality.
From an operating standpoint, the layout is set up as a two-unit property, providing the option to use one unit while renting the other, or to pursue alternative configuration possibilities subject to municipal approvals.
Key Highlights
- Ranch duplex built in 1956
- 0.4‑acre lot with public water and public sewer
- 1786 SF total property size
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
$17,615
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
4.41%
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%
$352,300
$352.3K
Cap Rate 7%
$251,643
$251.6K
Cap Rate 9%
$195,722
$195.7K
Market Conditions
NOI Build-Up for 1,786 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
$25.5K $14.28/SF
− Vacancy
−$339 −$0.19/SF
EGI
$25.2K $14.09/SF
− OpEx
−$7.5K −$4.23/SF
NOI
$17.6K $9.86/SF
Area
Androscoggin County, ME
Vacancy
1.33%
Lease Rate
$14.28 /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%
$352,300
Cap Rate 7%
$251,643
Cap Rate 9%
$195,722
Alternative Uses
Best Use
Multifamily LT 5
$251.6K
$220.2K – $293.6K
NOI $17,615 @ 7.0% cap · market cap 4.41%
Second Best
Apartment 5plus
$239.1K
$209.2K – $279.0K
NOI $16,737 @ 7.0% cap · market cap 4.19%
Theoretical Best
Warehouse
$3.17M
$2.78M – $3.70M
NOI $222,045 @ 7.0% cap · market cap 55.65%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
338
Businesses Nearby
Explore this area
Business Placement
Demographics for 04240, ME
37,121
Population
16,852
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
34.1 sq mi
ZIP Area
1,089
Density / Sq Mi
$56,558
Median Household Income
$36,734
Median Earnings
$954
Median Rent
$214,200
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?
Duplex - Ranch duplex on a 0.4-acre lot with public water and sewer, plus a detached two-car garage and versatile two-unit setup.
Where is this duplex located?
The property is located at 9 Scribner Boulevard Lewiston, ME.
What is the asking price?
The asking price for this property is $399,000.
What are key features of this property?
This property features: Ranch duplex built in 1956; 0.4‑acre lot with public water and public sewer; 1786 SF total property size
