Over-Under Duplex
91 Brook Street Sanford, ME 04073
For Sale
$300,000
MULTI_FAMILY - Sanford, ME
Property Size1,768 SF
Price / SF$169.68
Days on Market203
Property Features for 91 Brook Street
General Information
- Property type
- Residential Multi Family
- Property subtype
- Single Family Attached
- Bathrooms
- 2
- Standard status
- Active
- Size
- 1,768 SF
Building Details
- Year built
- 1920
Listing Agency:
Wells, Maine
(207) 646-5131
Listed By:
Nichole Fecteau
(603) 749-4800
Added: Jan 2
Changed: Jul 23
Last Checked: Jul 24 at 3:06AM
MLS# 1647531
Copyright © 2026 Better Homes and Gardens-The Masiello Group. 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 classic over-under duplex offers two rental configurations under one roof. The upper unit is a 2-bedroom currently occupied by long-term tenants, providing steady rental income in place. The lower unit is a spacious 3-bedroom and 1-bath layout, ready for a new tenant, updates, or owner occupancy.
A one-car garage space is included and needs work, with options to renovate for usable space or remove it, subject to municipal approvals for any additional development.
For buyers looking for a mix of current income and future improvement, the property can support continued tenancy in the upper unit while the lower unit is positioned for rent-up or modernization. When both units are rented, the listing notes monthly income potential of $2,700.
A one-car garage space is included and needs work, with options to renovate for usable space or remove it, subject to municipal approvals for any additional development.
For buyers looking for a mix of current income and future improvement, the property can support continued tenancy in the upper unit while the lower unit is positioned for rent-up or modernization. When both units are rented, the listing notes monthly income potential of $2,700.
Key Highlights
- Over‑under duplex built in 1920
- Upper unit: 2‑bedroom currently occupied by long‑term tenants
- Lower unit: spacious 3‑bedroom/1‑bath, ready to rent, modernize, or occupy
Financial Insights For Apartment 5plus
Simulate Cap Rate and NOI
NOI Build-Up
- 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.
| Component | $ | $/SF |
|---|---|---|
| Gross rent | $52.4k | $29.64 |
| − Vacancy | −$2.7k | −$1.54 |
| EGI | $49.7k | $28.10 |
| − OpEx | −$22.4k | −$12.64 |
| NOI | $27.3k | $15.45 |
1,768 SF · lease $29.64/SF/yr · vacancy 5.20% · expense 45.00%
Alternative Uses
Best Use
Multifamily LT 5
$427.6K
$374.1K – $498.8K
NOI $29,929 @ 7.0% cap · market cap 9.98%
Second Best
Apartment 5plus
$390.3K
$341.5K – $455.4K
NOI $27,323 @ 7.0% cap · market cap 9.11%
Theoretical Best
Office A
$560.4K
$490.4K – $653.9K
NOI $39,231 @ 7.0% cap · market cap 13.08%
Zoning and permitted uses should be independently verified with local authorities.
Property Analytics
Property Profile
Location Intelligence
Current Use by Public Records
Duplexes
FAQs
What type of property is this?
Duplex - Classic over-under duplex with a long-term occupied 2-bedroom unit and a 3-bedroom lower unit.
Where is this duplex located?
The property is located at 91 Brook Street Sanford, ME.
What is the asking price?
The asking price for this property is $300,000.
What are key features of this property?
This property features: Over‑under duplex built in 1920; Upper unit: 2‑bedroom currently occupied by long‑term tenants; Lower unit: spacious 3‑bedroom/1‑bath, ready to rent, modernize, or occupy
