Victorian Duplex with Two
For Sale
$450,000
137 S Main Street, Auburn, ME 04210
Two residential units include distinct two-bedroom and four-bedroom layouts with a spacious backyard.
Property Size3,004 SF
Days on Market206
Property Features for 137 S Main Street
General Information
Standard status
Active
Size
3,004 SF
Property subtype
Multi Family Home
Zoning
Trad Downtown
Units
Unit Mix
1 x 2BR, 1 x 4BR
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$4,795
Amenities
backyard
Building Details
Building Size
3,004 SF
Year Built
1890
Units
2
Construction
Victorian-style
Listing Agency:
EXP Realty
(207) 841-9433
Listed By:
Garret Getch
(207) 841-9433
Source:
Startpoint
Added: Feb 6
Changed: Aug 30
Last Checked: Aug 30 at 5:31PM
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 EXP Realty
Investment Insights
Based on property information with market context.
Built in 1890, this Victorian-style duplex contains two separate residential units with distinct layouts: one offers two bedrooms and the other offers four. The property retains classic architectural character while providing substantial interior space for residential use. A spacious backyard adds outdoor area for gardening, recreation, or relaxation.
The property is located at 137 S Main Street in Auburn, Maine, with access to local amenities, services, and transportation routes. Zoning is identified as Trad Downtown. The two-unit configuration supports either owner occupancy with an additional residential unit or use as an income-producing property, as stated in the property information.
The property is located at 137 S Main Street in Auburn, Maine, with access to local amenities, services, and transportation routes. Zoning is identified as Trad Downtown. The two-unit configuration supports either owner occupancy with an additional residential unit or use as an income-producing property, as stated in the property information.
Key Highlights
- Two‑unit duplex with one 2‑bedroom unit and one 4‑bedroom unit
- Victorian‑style architecture with classic detailing
- Built in 1890
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
$29,629
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
6.58%
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%
$592,580
$592.6K
Cap Rate 7%
$423,271
$423.3K
Cap Rate 9%
$329,211
$329.2K
Market Conditions
NOI Build-Up for 3,004 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
$42.9K $14.28/SF
− Vacancy
−$571 −$0.19/SF
EGI
$42.3K $14.09/SF
− OpEx
−$12.7K −$4.23/SF
NOI
$29.6K $9.86/SF
Area
Androscoggin County, ME
Vacancy
1.33%
Lease Rate
$14.28 /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%
$592,580
Cap Rate 7%
$423,271
Cap Rate 9%
$329,211
Alternative Uses
Best Use
Multifamily LT 5
$423.3K
$370.4K – $493.8K
NOI $29,629 @ 7.0% cap · market cap 6.58%
Second Best
Apartment 5plus
$402.1K
$351.9K – $469.2K
NOI $28,150 @ 7.0% cap · market cap 6.26%
Theoretical Best
Warehouse
$5.34M
$4.67M – $6.22M
NOI $373,473 @ 7.0% cap · market cap 82.99%
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
221
Businesses Nearby
Explore this area
Business Placement
Demographics for 04210, ME
24,061
Population
11,113
Households
2.2
Avg Household Size
42
Median Age
29%
College-Educated
92%
High-School Grad
59.3 sq mi
ZIP Area
406
Density / Sq Mi
$66,552
Median Household Income
$42,624
Median Earnings
$983
Median Rent
$254,600
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?
Duplex - Two residential units include distinct two-bedroom and four-bedroom layouts with a spacious backyard.
Where is this duplex located?
The property is located at 137 S Main Street Auburn, ME.
What is the asking price?
The asking price for this property is $450,000.
What are key features of this property?
This property features: Two‑unit duplex with one 2‑bedroom unit and one 4‑bedroom unit; Victorian‑style architecture with classic detailing; Built in 1890
