Updated
For Sale
$349,000
163 Webber Avenue, Lewiston, ME 04240
Two renovated units support flexible owner-occupant or rental use near everyday services.
Property Size1,656 SF
Price / SF$210.75
Days on Market305
Property Features for 163 Webber Avenue
General Information
Standard status
Active
Size
1,656 SF
Property subtype
Multi-Family
Zoning
CB
Additional Details
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$2,934
Amenities
Zoned, Hot Water, Baseboard
Interior, Full, Unfinished
Vinyl, Carpet
No
Yes
Concrete Perimeter
2.00
2
Flat, Membrane, Rolled/Hot Mop
Vinyl Siding, Wood Frame
Building Details
Year Built
1929
Units
2
Listing Agency:
Maine Real Estate Co
(207) 205-7789
Listed By:
Whitney Tovar
(207) 205-7789
Source:
Compass
Added: Oct 31, 2025
Changed: Aug 30
Last Checked: Aug 30 at 1:32PM
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 Maine Real Estate Co
Investment Insights
Based on property information with market context.
Built in 1929, this duplex contains two residential units within 1,656 square feet of updated living space. Both units have undergone recent renovations and offer comfortable layouts with modern finishes. The property is zoned CB and includes vinyl siding over a wood-frame structure.
Located at 163 Webber Avenue in Lewiston, the property is near shopping, schools, medical facilities, and major commuter routes. Its two-unit configuration accommodates an owner-occupant arrangement or separate rental use, providing flexibility for different residential ownership strategies.
Located at 163 Webber Avenue in Lewiston, the property is near shopping, schools, medical facilities, and major commuter routes. Its two-unit configuration accommodates an owner-occupant arrangement or separate rental use, providing flexibility for different residential ownership strategies.
Key Highlights
- Two‑unit duplex with 1,656 square feet of living space
- Both units recently renovated with modern finishes
- Built in 1929
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
$16,333
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
4.68%
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%
$326,660
$326.7K
Cap Rate 7%
$233,329
$233.3K
Cap Rate 9%
$181,478
$181.5K
Market Conditions
NOI Build-Up for 1,656 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
$23.6K $14.28/SF
− Vacancy
−$315 −$0.19/SF
EGI
$23.3K $14.09/SF
− OpEx
−$7.0K −$4.23/SF
NOI
$16.3K $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%
$326,660
Cap Rate 7%
$233,329
Cap Rate 9%
$181,478
Alternative Uses
Best Use
Multifamily LT 5
$233.3K
$204.2K – $272.2K
NOI $16,333 @ 7.0% cap · market cap 4.68%
Second Best
Apartment 5plus
$221.7K
$194.0K – $258.6K
NOI $15,518 @ 7.0% cap · market cap 4.45%
Theoretical Best
Warehouse
$2.94M
$2.57M – $3.43M
NOI $205,883 @ 7.0% cap · market cap 58.99%
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
407
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 - Two renovated units support flexible owner-occupant or rental use near everyday services.
Where is this duplex located?
The property is located at 163 Webber Avenue Lewiston, ME.
What is the asking price?
The asking price for this property is $349,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,656 square feet of living space; Both units recently renovated with modern finishes; Built in 1929
