Over-Under Duplex
Sanford, ME 04073 Sanford, ME 04073
Sanford, ME, 04073
$300,000
For Sale
$300,000
MULTI_FAMILY - Sanford, ME
Property Size1,768 SF
Price / SF$169.68
Days on Market201
Property Features
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 Updated: Jul 20 at 4:08PM Checked: Jul 22 at 6:06PM
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
Local 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
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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 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
