Five-Unit Apartment
New
For Sale
$894,900
11 King Street, Biddeford, ME 04005
Multi-Family, Biddeford, ME
Property Size3,853 SF
Lot Size0.09 Acres
Price / SF$232.26
Days on Market3
Property Features for 11 King Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MSRD2
Bathrooms
5
Full bathrooms
5
Rooms
Bathroom 2, Bathroom 1, Basement, Bathroom 3, Bathroom 4, Bathroom 5
Parking features
Off Street
Basement
Unfinished, Full
Lot features
Near Country Club, Open, Level, Sidewalks, Intown, Near Golf Course, Near Public Beach, Near Shopping, Near Turnpike/ Interstate, Near Town, Neighborhood, Near Public Transit, Near Railroad
Standard status
Active
Size
3,853 SF
Lot size
0.09 Acres
Taxes and HOA fees
Tax Year
2024
Tax Annual Amount
8897
Utilities
Sewer type
Public Sewer
Heating system
Oil, Baseboard, Zoned, Hot Water(Heating)
Water source
Public
Building Details
Year built
1920
Floors in Building
3
Number of units
5
Flooring type
Carpet, Vinyl
Building materials
Wood Frame, Clapboard
Roof type
Fiberglass, Composition
Listing Agency:
Kre Brokerage Group
(207) 781-2958
Listed By:
Danielle Lape
(207) 730-2476
Added: Sep 14
Last Checked: Sep 16 at 5:06AM
MLS# 1640594
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 3,853-square-foot apartment property contains five units on a 0.09-acre site. Built in 1920, the building uses wood-frame and clapboard construction, with carpet and vinyl flooring throughout the recorded areas. Heating is provided by oil-fired, zoned hot-water baseboard systems. The property also includes a basement, off-street parking, a fiberglass composition roof, and public water and sewer service.
Located at 11 King Street in Biddeford, the property is minutes from downtown, a renovated mill building, and restaurants and bars. The building is fully leased and has received multiple updates in recent years. MSRD2 zoning applies to the parcel.
Located at 11 King Street in Biddeford, the property is minutes from downtown, a renovated mill building, and restaurants and bars. The building is fully leased and has received multiple updates in recent years. MSRD2 zoning applies to the parcel.
Key Highlights
- Five‑unit apartment property totaling 3,853 square feet
- Fully leased with rental history described as stable
- 0.09‑acre site at 11 King Street, Biddeford, ME 04005
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
$59,545
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
6.65%
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%
$1,190,900
$1.2M
Cap Rate 7%
$850,643
$850.6K
Cap Rate 9%
$661,611
$661.6K
Market Conditions
NOI Build-Up for 3,853 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
$114.2K $29.64/SF
− Vacancy
−$5.9K −$1.54/SF
EGI
$108.3K $28.10/SF
− OpEx
−$48.7K −$12.64/SF
NOI
$59.5K $15.45/SF
Area
York County, ME
Vacancy
5.20%
Lease Rate
$29.64 /SF/Yr
Expense Ratio
45.00%
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%
$1,190,900
Cap Rate 7%
$850,643
Cap Rate 9%
$661,611
Alternative Uses
Best Use
Apartment 5plus
$850.6K
$744.3K – $992.4K
NOI $59,545 @ 7.0% cap · market cap 6.65%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.22M
$1.07M – $1.42M
NOI $85,497 @ 7.0% cap · market cap 9.55%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,356
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Apartment building - Fully leased multifamily property with public utilities, off-street parking, and updated systems serving a compact Biddeford site.
Where is this apartment building located?
The property is located at 11 King Street Biddeford, ME.
What is the asking price?
The asking price for this property is $894,900.
What are key features of this property?
This property features: Five‑unit apartment property totaling 3,853 square feet; Fully leased with rental history described as stable; 0.09‑acre site at 11 King Street, Biddeford, ME 04005
