Four-Unit Residential Income
For Sale
$489,000
20 Temple Street, Auburn, ME 04210
Four-unit residential income property featuring two efficiency units and two larger layouts with in-unit office or bedroom options.
Property Size2,906 SF
Price / SF$168.27
Days on Market72
Property Features for 20 Temple Street
General Information
Standard status
Active
Size
2,906 SF
Property subtype
Multi-family
Occupancy
100%
Additional Details
Furnished
Yes
Multifamily Units
4
Building Details
Year Built
1920
Tenancy
Multi
Listing Agency:
The Dot Fernald Team,Inc.
Listed By:
Erika Robert
(603) 866-2942
Source:
Profoundrealestate
Added: Jun 29
Changed: Sep 7
Last Checked: Sep 8 at 6:32AM
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 The Dot Fernald Team,Inc.
Investment Insights
Based on property information with market context.
This well-cared-for four-unit residential income building is 100% occupied. The property includes two efficiency units and two additional units that could be configured for a 3-bedroom or 2-bedroom layout with an office, along with storage space for tenant needs. Updates have been made over the years, and two units are fully furnished.
The building sits on a quiet dead-end street in Auburn, with Chestnut Park noted as being within walking distance.
Recent improvements include a new paved driveway in July 2026 and a freshly painted porch.
The building sits on a quiet dead-end street in Auburn, with Chestnut Park noted as being within walking distance.
Recent improvements include a new paved driveway in July 2026 and a freshly painted porch.
Key Highlights
- 4‑unit residential income property built in 1920
- All 4 units are 100% occupied
- Unit mix includes two efficiency units and two larger layouts with office or bedroom options
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
$28,662
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
5.86%
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%
$573,240
$573.2K
Cap Rate 7%
$409,457
$409.5K
Cap Rate 9%
$318,467
$318.5K
Market Conditions
NOI Build-Up for 2,906 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
$41.5K $14.28/SF
− Vacancy
−$552 −$0.19/SF
EGI
$40.9K $14.09/SF
− OpEx
−$12.3K −$4.23/SF
NOI
$28.7K $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%
$573,240
Cap Rate 7%
$409,457
Cap Rate 9%
$318,467
Alternative Uses
Best Use
Multifamily LT 5
$409.5K
$358.3K – $477.7K
NOI $28,662 @ 7.0% cap · market cap 5.86%
Second Best
Apartment 5plus
$389.0K
$340.4K – $453.9K
NOI $27,232 @ 7.0% cap · market cap 5.57%
Theoretical Best
Warehouse
$5.16M
$4.52M – $6.02M
NOI $361,289 @ 7.0% cap · market cap 73.88%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
100%
Occupancy
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
943
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?
Quadplex - Four-unit residential income property featuring two efficiency units and two larger layouts with in-unit office or bedroom options.
Where is this quadplex located?
The property is located at 20 Temple Street Auburn, ME.
What is the asking price?
The asking price for this property is $489,000.
What are key features of this property?
This property features: 4‑unit residential income property built in 1920; All 4 units are 100% occupied; Unit mix includes two efficiency units and two larger layouts with office or bedroom options
