Side-by-Side
New
For Sale
$329,000
1 Fortier St, Winslow, ME 04901
Two separately arranged units offer private heating and laundry hookups, with month-to-month tenant occupancy.
Property Size1,920 SF
Price / SF$171.35
Days on Market3
Property Features for 1 Fortier St
General Information
Standard status
Active
Size
1,920 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR/1.5BA
Multifamily Units
2
Building Details
Year Built
1971
Tenancy
Multi
Listed By:
Doug Schauf
(207) 838-5593
Source:
Makemaineyourhome
Added: Sep 14
Last Checked: Sep 15 at 7:08AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Doug Schauf
Investment Insights
Based on property information with market context.
This 1,920-square-foot duplex, built in 1971, is configured as two side-by-side residences rather than stacked units. Each apartment contains 2 bedrooms and 1.5 baths, along with its own heating system and laundry hookups. The arrangement provides independent living areas for both occupants.
The property is located at 1 Fortier St in Winslow, ME 04901. Tenants are responsible for their individual heat, electricity, and yard maintenance. Both leases are month to month, providing a flexible occupancy structure. Roof shingles were replaced in 2020, and the two-unit layout supports continued residential income use or owner occupancy of one unit while leasing the other.
The property is located at 1 Fortier St in Winslow, ME 04901. Tenants are responsible for their individual heat, electricity, and yard maintenance. Both leases are month to month, providing a flexible occupancy structure. Roof shingles were replaced in 2020, and the two-unit layout supports continued residential income use or owner occupancy of one unit while leasing the other.
Key Highlights
- Two side‑by‑side residential units totaling 1,920 square feet
- Each unit includes 2 bedrooms and 1.5 baths
- Separate heating systems and laundry hookups for both units
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
$21,442
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
6.52%
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%
$428,840
$428.8K
Cap Rate 7%
$306,314
$306.3K
Cap Rate 9%
$238,244
$238.2K
Market Conditions
NOI Build-Up for 1,920 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
$31.1K $16.20/SF
− Vacancy
−$473 −$0.25/SF
EGI
$30.6K $15.95/SF
− OpEx
−$9.2K −$4.79/SF
NOI
$21.4K $11.17/SF
Area
Kennebec County, ME
Vacancy
1.52%
Lease Rate
$16.20 /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%
$428,840
Cap Rate 7%
$306,314
Cap Rate 9%
$238,244
Alternative Uses
Best Use
Multifamily LT 5
$306.3K
$268.0K – $357.4K
NOI $21,442 @ 7.0% cap · market cap 6.52%
Second Best
Apartment 5plus
$267.2K
$233.8K – $311.7K
NOI $18,704 @ 7.0% cap · market cap 5.69%
Theoretical Best
Warehouse
$2.86M
$2.51M – $3.34M
NOI $200,512 @ 7.0% cap · market cap 60.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
149
Businesses Nearby
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Business Placement
Demographics for 04901, ME
26,491
Population
12,084
Households
2.2
Avg Household Size
41
Median Age
30%
College-Educated
93%
High-School Grad
78.8 sq mi
ZIP Area
336
Density / Sq Mi
$54,122
Median Household Income
$33,623
Median Earnings
$957
Median Rent
$188,800
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two separately arranged units offer private heating and laundry hookups, with month-to-month tenant occupancy.
Where is this duplex located?
The property is located at 1 Fortier St Winslow, ME.
What is the asking price?
The asking price for this property is $329,000.
What are key features of this property?
This property features: Two side‑by‑side residential units totaling 1,920 square feet; Each unit includes 2 bedrooms and 1.5 baths; Separate heating systems and laundry hookups for both units
