Updated Two-Unit Duplex with
For Sale
$574,000
134 - 136 Sawyer Street, South Portland, ME 04106
Updated duplex with two units, each featuring 3 bedrooms, flexible extra space, and off-street parking.
Property Size2,323 SF
Price / SF$247.09
Days on Market89
Property Features for 134 - 136 Sawyer Street
General Information
Standard status
Active
Size
2,323 SF
Property subtype
Multi-family
Lease Term
[]
Additional Details
Multifamily Units
2
Building Details
Year Built
1830
Tenancy
Multi
Listing Agency:
Keller Williams Realty
Listed By:
Jeffrey Mateja
(207) 536-4222
Source:
Portsiderealestategroup
Added: Jun 16
Changed: Sep 11
Last Checked: Sep 11 at 12:58PM
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.
134-136 Sawyer Street is an updated two-unit duplex configured as separate living spaces in a single property. Each unit includes 3 bedrooms plus additional flexible space suitable for a home office, guest room, workout area, or extra storage. The layouts provide spacious living areas with abundant natural light and updated finishes, supporting comfortable, functional day-to-day living. Off-street parking is provided for each unit, along with some outdoor space.
The property is located in South Portland, just minutes from downtown Portland. It is also within walking distance to Willard Beach and nearby destinations including Second Rodeo Coffee and Saltwater Grille.
As a residential income property, it offers a straightforward two-unit structure with dedicated parking per unit and in-unit living flexibility tailored to a range of household needs.
The property is located in South Portland, just minutes from downtown Portland. It is also within walking distance to Willard Beach and nearby destinations including Second Rodeo Coffee and Saltwater Grille.
As a residential income property, it offers a straightforward two-unit structure with dedicated parking per unit and in-unit living flexibility tailored to a range of household needs.
Key Highlights
- Updated two‑unit duplex at 134‑136 Sawyer Street with Year Built 1830
- Each unit has 3 bedrooms plus additional flexible space for a home office, guest room, workout area, or storage
- Spacious living areas with abundant natural light and updated finishes in each unit
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
$41,051
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
7.15%
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%
$821,020
$821.0K
Cap Rate 7%
$586,443
$586.4K
Cap Rate 9%
$456,122
$456.1K
Market Conditions
NOI Build-Up for 2,323 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
$62.7K $27.00/SF
− Vacancy
−$4.1K −$1.76/SF
EGI
$58.6K $25.25/SF
− OpEx
−$17.6K −$7.57/SF
NOI
$41.1K $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%
$821,020
Cap Rate 7%
$586,443
Cap Rate 9%
$456,122
Alternative Uses
Best Use
Multifamily LT 5
$586.4K
$513.1K – $684.2K
NOI $41,051 @ 7.0% cap · market cap 7.15%
Second Best
Apartment 5plus
$545.6K
$477.4K – $636.5K
NOI $38,192 @ 7.0% cap · market cap 6.65%
Theoretical Best
Office A
$638.5K
$558.7K – $744.9K
NOI $44,693 @ 7.0% cap · market cap 7.79%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
304
Businesses Nearby
Explore this area
Business Placement
Demographics for 04106, ME
26,641
Population
12,849
Households
2.1
Avg Household Size
41
Median Age
49%
College-Educated
95%
High-School Grad
12.2 sq mi
ZIP Area
2,184
Density / Sq Mi
$83,744
Median Household Income
$47,818
Median Earnings
$1,642
Median Rent
$403,500
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex with two units, each featuring 3 bedrooms, flexible extra space, and off-street parking.
Where is this duplex located?
The property is located at 134 - 136 Sawyer Street South Portland, ME.
What is the asking price?
The asking price for this property is $574,000.
What are key features of this property?
This property features: Updated two‑unit duplex at 134‑136 Sawyer Street with Year Built 1830; Each unit has 3 bedrooms plus additional flexible space for a home office, guest room, workout area, or storage; Spacious living areas with abundant natural light and updated finishes in each unit
