Turnkey 3-Unit
For Sale
$315,000
144 Third Street, Auburn, ME 04210
Fully occupied triplex on a corner lot with two one-bedroom units and one two-bedroom unit.
Property Size2,070 SF
Price / SF$152.17
Days on Market63
Property Features for 144 Third Street
General Information
Standard status
Active
Size
2,070 SF
Property subtype
Multi-family
Occupancy
100%
Additional Details
Highway Access
Yes
Multifamily Units
3
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
Elevate Maine Realty
Listed By:
Tyler Stewart
(603) 866-2942
Source:
Profoundrealestate
Added: Jul 8
Changed: Sep 7
Last Checked: Sep 8 at 6:45AM
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 Elevate Maine Realty
Investment Insights
Based on property information with market context.
This turnkey, fully occupied 3-unit triplex sits on a corner lot and offers a unit mix of two one-bedroom apartments and one two-bedroom apartment. The property provides 2,070 square feet of living space, and tenants pay their own electricity, helping keep operating costs more controlled.
Current rents are described as running below market, giving the next owner immediate opportunity to adjust income after purchase. The home is located in the heart of Auburn, with schools, shopping, and dining nearby, and highway access reported as less than 10 minutes away.
With income in place from the time of closing, the property presents a straightforward multi-family option for a buyer seeking an owner-occupied arrangement while remaining invested in day-one cash flow.
Current rents are described as running below market, giving the next owner immediate opportunity to adjust income after purchase. The home is located in the heart of Auburn, with schools, shopping, and dining nearby, and highway access reported as less than 10 minutes away.
With income in place from the time of closing, the property presents a straightforward multi-family option for a buyer seeking an owner-occupied arrangement while remaining invested in day-one cash flow.
Key Highlights
- Fully occupied 3‑unit triplex on a corner lot
- Unit mix: two 1‑bedroom units and one 2‑bedroom unit
- 2,070 sq ft of living space
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
$20,417
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
6.48%
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%
$408,340
$408.3K
Cap Rate 7%
$291,671
$291.7K
Cap Rate 9%
$226,856
$226.9K
Market Conditions
NOI Build-Up for 2,070 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
$29.6K $14.28/SF
− Vacancy
−$393 −$0.19/SF
EGI
$29.2K $14.09/SF
− OpEx
−$8.7K −$4.23/SF
NOI
$20.4K $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%
$408,340
Cap Rate 7%
$291,671
Cap Rate 9%
$226,856
Alternative Uses
Best Use
Multifamily LT 5
$291.7K
$255.2K – $340.3K
NOI $20,417 @ 7.0% cap · market cap 6.48%
Second Best
Apartment 5plus
$277.1K
$242.5K – $323.3K
NOI $19,398 @ 7.0% cap · market cap 6.16%
Theoretical Best
Warehouse
$3.68M
$3.22M – $4.29M
NOI $257,353 @ 7.0% cap · market cap 81.70%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
3
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
343
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?
Triplex - Fully occupied triplex on a corner lot with two one-bedroom units and one two-bedroom unit.
Where is this triplex located?
The property is located at 144 Third Street Auburn, ME.
What is the asking price?
The asking price for this property is $315,000.
What are key features of this property?
This property features: Fully occupied 3‑unit triplex on a corner lot; Unit mix: two 1‑bedroom units and one 2‑bedroom unit; 2,070 sq ft of living space
