Two-Unit
For Sale
$389,000
163 Rosedale Street, Lewiston, ME 04240
Residential income property with distinct layouts and proximity to downtown amenities, restaurants, shopping, parks, and commuter routes.
Property Size2,386 SF
Price / SF$163.03
Days on Market96
Property Features for 163 Rosedale Street
General Information
Standard status
Active
Size
2,386 SF
Property subtype
Multi-family
Lease Term
[]
Building Details
Year Built
1891
Listing Agency:
Portside Real Estate Group
(207) 350-0375
Listed By:
Sierra Rosendo Boler
(207) 350-0375
Source:
Portsiderealestategroup
Added: May 28
Changed: Aug 28
Last Checked: Aug 30 at 6:49PM
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 Portside Real Estate Group
Investment Insights
Based on property information with market context.
This duplex contains 2,386 square feet across two residential units. The first-floor apartment measures 908 square feet and includes two bedrooms and one full bathroom. The second residence occupies two stories with 1,478 square feet, three bedrooms, and 1.5 bathrooms. The property was built in 1891.
Located at 163 Rosedale Street in Lewiston, the property is near downtown amenities, local restaurants, shopping, parks, and major commuter routes. The two-unit configuration provides separate residential layouts within a single multifamily asset.
Located at 163 Rosedale Street in Lewiston, the property is near downtown amenities, local restaurants, shopping, parks, and major commuter routes. The two-unit configuration provides separate residential layouts within a single multifamily asset.
Key Highlights
- Two‑unit duplex totaling 2,386 square feet
- First‑floor unit: 908 square feet, 2 bedrooms, and 1 full bathroom
- Second unit: 1,478 square feet across two stories, with 3 bedrooms and 1.5 bathrooms
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
$23,533
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
6.05%
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%
$470,660
$470.7K
Cap Rate 7%
$336,186
$336.2K
Cap Rate 9%
$261,478
$261.5K
Market Conditions
NOI Build-Up for 2,386 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
$34.1K $14.28/SF
− Vacancy
−$453 −$0.19/SF
EGI
$33.6K $14.09/SF
− OpEx
−$10.1K −$4.23/SF
NOI
$23.5K $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%
$470,660
Cap Rate 7%
$336,186
Cap Rate 9%
$261,478
Alternative Uses
Best Use
Multifamily LT 5
$336.2K
$294.2K – $392.2K
NOI $23,533 @ 7.0% cap · market cap 6.05%
Second Best
Apartment 5plus
$319.4K
$279.5K – $372.7K
NOI $22,359 @ 7.0% cap · market cap 5.75%
Theoretical Best
Warehouse
$4.24M
$3.71M – $4.94M
NOI $296,640 @ 7.0% cap · market cap 76.26%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
441
Businesses Nearby
Explore this area
Business Placement
Demographics for 04240, ME
37,121
Population
16,852
Households
2.2
Avg Household Size
38
Median Age
22%
College-Educated
90%
High-School Grad
34.1 sq mi
ZIP Area
1,089
Density / Sq Mi
$56,558
Median Household Income
$36,734
Median Earnings
$954
Median Rent
$214,200
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 - Residential income property with distinct layouts and proximity to downtown amenities, restaurants, shopping, parks, and commuter routes.
Where is this duplex located?
The property is located at 163 Rosedale Street Lewiston, ME.
What is the asking price?
The asking price for this property is $389,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 2,386 square feet; First‑floor unit: 908 square feet, 2 bedrooms, and 1 full bathroom; Second unit: 1,478 square feet across two stories, with 3 bedrooms and 1.5 bathrooms
