Updated Duplex with
For Sale
$569,000
1306 Long Plains Rd, Buxton, ME 04093
Two residential units provide four- and three-bedroom layouts with substantial barn storage on a rural acreage property.
Property Size2,500 SF
Lot Size6.25 Acres
Price / SF$227.60
Days on Market46
Property Features for 1306 Long Plains Rd
General Information
Standard status
Active
Size
2,500 SF
Lot size
6.25 Acres
Property subtype
Multi-Family
Units
Unit Mix
4BR, 3BR
Multifamily Units
2
Building Details
Year Built
1880
Listing Agency:
Keller Williams Realty
(207) 632-3637
Listed By:
Gerald Morin
Source:
Soldbymichaelthomas
Added: Jul 16
Changed: Aug 28
Last Checked: Aug 30 at 8:37PM
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 Keller Williams Realty
Investment Insights
Based on property information with market context.
This duplex at 1306 Long Plains Rd in Buxton includes two residential units, with one configured for four bedrooms and the other for three. The units are divided by a large barn area that provides space for equipment and general storage. Much of the property has been updated, supporting lower-maintenance residential use while retaining the character of a structure built in 1880.
Set on 6.25 acres, the property includes an expansive yard suitable for outdoor activities, gardening, or additional storage needs. The combination of two separate living areas, barn space, and open land offers a flexible configuration for residential occupancy and contractor-related storage.
Set on 6.25 acres, the property includes an expansive yard suitable for outdoor activities, gardening, or additional storage needs. The combination of two separate living areas, barn space, and open land offers a flexible configuration for residential occupancy and contractor-related storage.
Key Highlights
- Two‑unit duplex with four‑bedroom and three‑bedroom residences
- 6.25‑acre property in Buxton, Maine
- Large barn positioned between the two residential units
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
$42,321
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
7.44%
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%
$846,420
$846.4K
Cap Rate 7%
$604,586
$604.6K
Cap Rate 9%
$470,233
$470.2K
Market Conditions
NOI Build-Up for 2,500 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
$63.6K $25.44/SF
− Vacancy
−$3.1K −$1.26/SF
EGI
$60.5K $24.18/SF
− OpEx
−$18.1K −$7.25/SF
NOI
$42.3K $16.93/SF
Area
York County, ME
Vacancy
4.94%
Lease Rate
$25.44 /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%
$846,420
Cap Rate 7%
$604,586
Cap Rate 9%
$470,233
Alternative Uses
Best Use
Multifamily LT 5
$604.6K
$529.0K – $705.4K
NOI $42,321 @ 7.0% cap · market cap 7.44%
Second Best
Apartment 5plus
$551.9K
$483.0K – $643.9K
NOI $38,636 @ 7.0% cap · market cap 6.79%
Theoretical Best
Office A
$792.5K
$693.4K – $924.6K
NOI $55,474 @ 7.0% cap · market cap 9.75%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
19
Businesses Nearby
Explore this area
Business Placement
Demographics for 04093, ME
8,376
Population
3,906
Households
2.1
Avg Household Size
44
Median Age
31%
College-Educated
97%
High-School Grad
40.5 sq mi
ZIP Area
207
Density / Sq Mi
$85,208
Median Household Income
$53,628
Median Earnings
$1,413
Median Rent
$315,500
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?
Duplex - Two residential units provide four- and three-bedroom layouts with substantial barn storage on a rural acreage property.
Where is this duplex located?
The property is located at 1306 Long Plains Rd Buxton, ME.
What is the asking price?
The asking price for this property is $569,000.
What are key features of this property?
This property features: Two‑unit duplex with four‑bedroom and three‑bedroom residences; 6.25‑acre property in Buxton, Maine; Large barn positioned between the two residential units
