Duplex with Attached Accessory
For Sale
$764,900
112 Yarmouth Road, Gray, ME 04039
Multi-Family, Gray, ME
Property Size3,360 SF
Lot Size0.97 Acres
Price / SF$227.65
Days on Market10
Property Features for 112 Yarmouth Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
Medium Density
Bathrooms
3
Full bathrooms
3
Rooms
Basement, Bathroom 1, Bathroom 3, Bathroom 2
Parking features
Off Street
Interior features
In-Law Apartment, 1st Floor Bedroom, Primary Bedroom w/Bath
Basement
Unfinished, Walk-Out Access, Daylight, Full
Lot features
Rolling/ Sloping, Pasture/ Field, Rural
Standard status
Active
Size
3,360 SF
Lot size
0.97 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
999
Utilities
Sewer type
Septic Tank, Private Sewer
Heating system
Propane (Heating), Heat Pump (Heating), Electric (Heating), Baseboard
Cooling system
Heat Pump
Water source
Public
Building Details
Year built
2026
Floors in Building
2
Number of units
2
Flooring type
Carpet, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Colonial
Listing Agency:
Signature Homes Real Estate Group, LLC
(207) 805-1062
Listed By:
Matthew Lamontagne Gena Lamontagne
(207) 749-0433
Added: Sep 8
Changed: Sep 17
Last Checked: Sep 17 at 4:06PM
MLS# 1679693
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 combines a spacious primary residence with an attached accessory dwelling unit. The main home provides approximately 2,560 square feet of finished space, with three bedrooms, a primary suite, an office, an open kitchen, living and dining areas, and first-floor laundry. Its full unfinished daylight basement offers additional storage or future build-out capacity. The accessory unit adds approximately 800 square feet with an open kitchen and living area, one bedroom, one full bathroom, and washer and dryer hookups in its unfinished daylight basement.
Set on 0.97 acres in Gray, the property is zoned Medium Density and includes off-street parking. Construction materials include wood framing and vinyl siding, with public water and private sewer service through a septic tank. Heating is provided by electric, propane, baseboard, and heat pump systems, while the heat pump also supports cooling. The 2026-built property offers multiple living arrangements within one connected structure.
Set on 0.97 acres in Gray, the property is zoned Medium Density and includes off-street parking. Construction materials include wood framing and vinyl siding, with public water and private sewer service through a septic tank. Heating is provided by electric, propane, baseboard, and heat pump systems, while the heat pump also supports cooling. The 2026-built property offers multiple living arrangements within one connected structure.
Key Highlights
- 3,360 square feet of total property size
- Main residence includes approximately 2,560 square feet of finished living space
- Attached ADU provides approximately 800 square feet with one bedroom and one full bathroom
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
$59,376
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
7.76%
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%
$1,187,520
$1.2M
Cap Rate 7%
$848,229
$848.2K
Cap Rate 9%
$659,733
$659.7K
Market Conditions
NOI Build-Up for 3,360 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
$90.7K $27.00/SF
− Vacancy
−$5.9K −$1.76/SF
EGI
$84.8K $25.25/SF
− OpEx
−$25.4K −$7.57/SF
NOI
$59.4K $17.67/SF
Area
Cumberland County, ME
Vacancy
6.50%
Lease Rate
$27.00 /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%
$1,187,520
Cap Rate 7%
$848,229
Cap Rate 9%
$659,733
Alternative Uses
Best Use
Multifamily LT 5
$848.2K
$742.2K – $989.6K
NOI $59,376 @ 7.0% cap · market cap 7.76%
Second Best
Apartment 5plus
$789.1K
$690.5K – $920.7K
NOI $55,240 @ 7.0% cap · market cap 7.22%
Theoretical Best
Office A
$923.5K
$808.1K – $1.08M
NOI $64,645 @ 7.0% cap · market cap 8.45%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
6
Businesses Nearby
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Business Placement
Demographics for 04039, ME
7,922
Population
4,265
Households
1.9
Avg Household Size
43
Median Age
46%
College-Educated
97%
High-School Grad
40.9 sq mi
ZIP Area
194
Density / Sq Mi
$94,284
Median Household Income
$55,646
Median Earnings
$1,321
Median Rent
$333,200
Median Home Value
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Cap Rate, Value Estimation, Potential NOI and more
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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 - Flexible layout pairs a three-bedroom home with an additional one-bedroom living area.
Where is this duplex located?
The property is located at 112 Yarmouth Road Gray, ME.
What is the asking price?
The asking price for this property is $764,900.
What are key features of this property?
This property features: 3,360 square feet of total property size; Main residence includes approximately 2,560 square feet of finished living space; Attached ADU provides approximately 800 square feet with one bedroom and one full bathroom
