Lakefront Duplex with Private
For Sale
$519,000
108 Sandy Beach Road, Glenburn, ME 04401
Multi-Family, Glenburn, ME
Property Size2,153 SF
Lot Size0.40 Acres
Price / SF$241.06
Days on Market11
Property Features for 108 Sandy Beach Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Residential
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 2, Bathroom 1
Patio and Porch features
Porch, Deck
Interior features
Other Amenities, 1st Floor Bedroom, Pantry, Shower, Storage
Lot features
Other Location, Open, Level, Neighborhood
Standard status
Active
Size
2,153 SF
Lot size
0.40 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
2933
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Other (Heating), Propane (Heating)
Water source
Private, Well
Water front features
Lake, Waterfront
Water front
1
Amenities
heated enclosed porch
private shiplapped porch
40-foot aluminum dock
heated bathroom floors
Building Details
Year built
1960
Number of units
2
Flooring type
Laminate, Tile, Wood
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle, Metal
Architectural style
Cottage
Additional Structures
Storage, Other
Listing Agency:
Realty of Maine
(207) 942-6310
Listed By:
Patricia Largay
(207) 949-3060
Added: Aug 18
Changed: Aug 19
Last Checked: Aug 28 at 4:06PM
MLS# 1676647
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 duplex property consists of two fully renovated, year-round cottage homes totaling 2,153 square feet on 0.4 acres. One residence was rebuilt from the studs and includes a modern kitchen, first-floor bedroom, sleeping loft, heated bathroom floors, and an enclosed heated porch. The second cottage combines updated finishes with refinished countertops, stainless steel appliances, and its own shiplapped porch. Both homes feature wood-frame construction, private outdoor areas, and lake-oriented living space.
The property fronts Pushaw Lake in Glenburn and includes a 40-foot aluminum dock with a dedicated sunbathing platform. Additional features include propane heating, well water, private sewer, septic infrastructure, porches, and decks. Residential zoning and the two-home configuration support use as a duplex, short-term rental property, or an owner-occupied residence with a second dwelling.
The property fronts Pushaw Lake in Glenburn and includes a 40-foot aluminum dock with a dedicated sunbathing platform. Additional features include propane heating, well water, private sewer, septic infrastructure, porches, and decks. Residential zoning and the two-home configuration support use as a duplex, short-term rental property, or an owner-occupied residence with a second dwelling.
Key Highlights
- Two fully renovated, year‑round cottage homes totaling 2,153 square feet
- Pushaw Lake waterfront on 0.4 acres at 108 Sandy Beach Road, Glenburn, ME 04401
- 40‑foot aluminum dock with a dedicated sunbathing platform
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
$19,731
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
3.80%
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%
$394,620
$394.6K
Cap Rate 7%
$281,871
$281.9K
Cap Rate 9%
$219,233
$219.2K
Market Conditions
NOI Build-Up for 2,153 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
$29.7K $13.80/SF
− Vacancy
−$1.5K −$0.71/SF
EGI
$28.2K $13.09/SF
− OpEx
−$8.5K −$3.93/SF
NOI
$19.7K $9.16/SF
Area
Penobscot County, ME
Vacancy
5.13%
Lease Rate
$13.80 /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%
$394,620
Cap Rate 7%
$281,871
Cap Rate 9%
$219,233
Alternative Uses
Best Use
Multifamily LT 5
$281.9K
$246.6K – $328.9K
NOI $19,731 @ 7.0% cap · market cap 3.80%
Second Best
Apartment 5plus
$259.2K
$226.8K – $302.5K
NOI $18,147 @ 7.0% cap · market cap 3.50%
Theoretical Best
Office A
$695.4K
$608.4K – $811.3K
NOI $48,675 @ 7.0% cap · market cap 9.38%
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
11
Businesses Nearby
Explore this area
Business Placement
Demographics for 04401, ME
44,608
Population
20,932
Households
2.1
Avg Household Size
40
Median Age
37%
College-Educated
96%
High-School Grad
100.1 sq mi
ZIP Area
446
Density / Sq Mi
$66,136
Median Household Income
$40,863
Median Earnings
$1,048
Median Rent
$229,600
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 - Two year-round cottages offer separate porches, updated interiors, and flexible rental or owner-occupancy configurations.
Where is this duplex located?
The property is located at 108 Sandy Beach Road Glenburn, ME.
What is the asking price?
The asking price for this property is $519,000.
What are key features of this property?
This property features: Two fully renovated, year‑round cottage homes totaling 2,153 square feet; Pushaw Lake waterfront on 0.4 acres at 108 Sandy Beach Road, Glenburn, ME 04401; 40‑foot aluminum dock with a dedicated sunbathing platform
