Building Details

Year Built 2026

Listing Agency: Signature Homes Real Estate Group,LLC

Listed By: Matthew Lamontagne Gena Lamontagne Show Phone

Source: Profoundrealestate

Added: Sep 6 Changed: Sep 12 Last Checked: Sep 12 at 10:05AM

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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 Signature Homes Real Estate Group,LLC

Investment Insights

Based on property information with market context.

This 2026-built duplex pairs a spacious primary residence with an attached accessory dwelling unit. The main home contains approximately 2,560 square feet of finished living space, with four bedrooms, a primary suite, an open kitchen, connected living and dining areas, and first-floor laundry. A full unfinished daylight basement adds flexible space for storage, recreation, or future improvements.

The attached ADU contributes approximately 800 square feet of finished area, including an open kitchen and living room, one bedroom, and one full bathroom. Its daylight basement is unfinished and includes washer and dryer hookups. The property offers approximately 3,360 square feet overall, with the dual-residence layout supporting extended-living arrangements, guest accommodations, home-office use, or rental potential. The property is located at 112 Yarmouth Road in Gray, Maine.

Key Highlights

• 2026 construction with approximately 3,360 square feet overall
• Main residence includes approximately 2,560 square feet and four bedrooms
• Attached ADU offers approximately 800 square feet, 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

7.66%

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 (±1% cap)

NOI $59,376 @ 7.0% cap · market cap 7.66%

Second Best

Apartment 5plus

$789.1K

$690.5K – $920.7K (±1% cap)

NOI $55,240 @ 7.0% cap · market cap 7.13%

Theoretical Best

Office A

$923.5K

$808.1K – $1.08M (±1% cap)

NOI $64,645 @ 7.0% cap · market cap 8.34%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Electrical Service Plumbing Service Big Box & Wholesale Store Building Supply Bakery (Bike/Boat/Book/etc) Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

5

Businesses Nearby

Explore this area 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

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties What are key features of this property?

Frequently Asked Questions

What type of property is this?

Duplex - Two-story residential income property combines a four-bedroom main home with a separate one-bedroom attached dwelling unit.

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 $775,000.

What are key features of this property?

This property features: 2026 construction with approximately 3,360 square feet overall; Main residence includes approximately 2,560 square feet and four bedrooms; Attached ADU offers approximately 800 square feet, one bedroom, and one full bathroom