Quadplex with Three-Car
New
For Sale
$1,075,000
1159 Pequawket Trl, Standish, ME 04085
Each unit includes two bedrooms, one full bathroom, one half bathroom, and separately metered utilities.
Property Size4,896 SF
Price / SF$219.57
Days on Market2
Property Features for 1159 Pequawket Trl
General Information
Standard status
Active
Size
4,896 SF
Total Parking Spaces
3
Property subtype
Multi-Family
Units
Unit Mix
4 x 2BR/1.5BA
Multifamily Units
4
Building Details
Year Built
2023
Listed By:
Kathy Gallant
(207) 841-7569
Source:
Gre207
Added: Sep 11
Last Checked: Sep 11 at 2:07PM
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 Kathy Gallant
Investment Insights
Based on property information with market context.
This four-unit property at 1159 Pequawket Trail was built in 2023 and is currently owner occupied. Each residence offers two bedrooms, one full bathroom, one half bathroom, and its own utility meters. Water and sewer are shared, while the remaining utilities are separately metered. The property is situated in commercial zoning and includes a three-car garage constructed in 2017. Its four-unit layout supports continued owner occupancy or leasing individual residences, subject to applicable requirements. Located in Standish, Maine, the property combines residential unit configuration with additional garage capacity on the site.
Key Highlights
- Four‑unit property built in 2023
- Each unit has two bedrooms, one full bathroom, and one half bathroom
- Separate utility meters for each unit, excluding water and sewer
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
$86,520
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
8.05%
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%
$1,730,400
$1.7M
Cap Rate 7%
$1,236,000
$1.2M
Cap Rate 9%
$961,333
$961.3K
Market Conditions
NOI Build-Up for 4,896 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
$132.2K $27.00/SF
− Vacancy
−$8.6K −$1.76/SF
EGI
$123.6K $25.25/SF
− OpEx
−$37.1K −$7.57/SF
NOI
$86.5K $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%
$1,730,400
Cap Rate 7%
$1,236,000
Cap Rate 9%
$961,333
Alternative Uses
Best Use
Multifamily LT 5
$1.24M
$1.08M – $1.44M
NOI $86,520 @ 7.0% cap · market cap 8.05%
Second Best
Apartment 5plus
$1.15M
$1.01M – $1.34M
NOI $80,493 @ 7.0% cap · market cap 7.49%
Theoretical Best
Office A
$1.35M
$1.18M – $1.57M
NOI $94,197 @ 7.0% cap · market cap 8.76%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
25
Businesses Nearby
Explore this area
Business Placement
Demographics for 04085, ME
1,991
Population
1,049
Households
1.9
Avg Household Size
42
Median Age
19%
College-Educated
93%
High-School Grad
15.2 sq mi
ZIP Area
131
Density / Sq Mi
$88,739
Median Household Income
$58,025
Median Earnings
$986
Median Rent
$275,900
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?
Quadplex - Each unit includes two bedrooms, one full bathroom, one half bathroom, and separately metered utilities.
Where is this quadplex located?
The property is located at 1159 Pequawket Trl Standish, ME.
What is the asking price?
The asking price for this property is $1,075,000.
What are key features of this property?
This property features: Four‑unit property built in 2023; Each unit has two bedrooms, one full bathroom, and one half bathroom; Separate utility meters for each unit, excluding water and sewer
