4-Unit Updated
For Sale
$399,900
12 Weston St, Augusta, ME 04330
Multifamily property with a balanced one- and two-bedroom unit mix near shopping and restaurants.
Property Size3,315 SF
Price / SF$120.63
Days on Market41
Property Features for 12 Weston St
General Information
Standard status
Active
Size
3,315 SF
Property subtype
Multi-Family
Units
Unit Mix
2 x 2BR, 2 x 1BR
Multifamily Units
4
Building Details
Year Built
1900
Listing Agency:
Rizzo Mattson
(207) 215-9793
Listed By:
Cameron Rizzo, Brian Rizzo
Source:
603luxury
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 28 at 1:03PM
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 Rizzo Mattson
Investment Insights
Based on property information with market context.
This 3,315-square-foot quadplex, built in 1900, contains four residential units arranged as two 2-bedroom apartments and two 1-bedroom apartments. The property has received updates over time and is described as being in solid overall condition. Its unit configuration provides a mix of apartment sizes within one building, while the established rental history adds operating context for prospective owners.
Shopping and restaurants are within walking distance, along with additional local amenities. The property is located at 12 Weston St in Augusta, Maine, offering a residential income asset with a clearly defined four-unit layout and a documented bedroom mix.
Shopping and restaurants are within walking distance, along with additional local amenities. The property is located at 12 Weston St in Augusta, Maine, offering a residential income asset with a clearly defined four-unit layout and a documented bedroom mix.
Key Highlights
- Four‑unit property with two 2‑bedroom units and two 1‑bedroom units
- 3,315 square feet of multifamily space
- Built in 1900
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
$32,293
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
8.08%
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%
$645,860
$645.9K
Cap Rate 7%
$461,329
$461.3K
Cap Rate 9%
$358,811
$358.8K
Market Conditions
NOI Build-Up for 3,315 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
$59.7K $18.00/SF
− Vacancy
−$955 −$0.29/SF
EGI
$58.7K $17.71/SF
− OpEx
−$26.4K −$7.97/SF
NOI
$32.3K $9.74/SF
Area
Kennebec County, ME
Vacancy
1.60%
Lease Rate
$18.00 /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%
$645,860
Cap Rate 7%
$461,329
Cap Rate 9%
$358,811
Alternative Uses
Best Use
Multifamily LT 5
$528.9K
$462.8K – $617.0K
NOI $37,021 @ 7.0% cap · market cap 9.26%
Second Best
Apartment 5plus
$461.3K
$403.7K – $538.2K
NOI $32,293 @ 7.0% cap · market cap 8.08%
Theoretical Best
Warehouse
$4.95M
$4.33M – $5.77M
NOI $346,196 @ 7.0% cap · market cap 86.57%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
1,211
Businesses Nearby
Explore this area
Business Placement
Demographics for 04330, ME
26,322
Population
13,017
Households
2
Avg Household Size
44
Median Age
28%
College-Educated
95%
High-School Grad
116.9 sq mi
ZIP Area
225
Density / Sq Mi
$55,158
Median Household Income
$43,177
Median Earnings
$912
Median Rent
$197,600
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?
Quadplex - Multifamily property with a balanced one- and two-bedroom unit mix near shopping and restaurants.
Where is this quadplex located?
The property is located at 12 Weston St Augusta, ME.
What is the asking price?
The asking price for this property is $399,900.
What are key features of this property?
This property features: Four‑unit property with two 2‑bedroom units and two 1‑bedroom units; 3,315 square feet of multifamily space; Built in 1900
