Updated Quadplex with Furnished
For Sale
$489,000
20 Temple Street, Auburn, ME 04210
Multi-Family, Auburn, ME
Property Size2,906 SF
Lot Size0.15 Acres
Price / SF$168.27
Days on Market47
Property Features for 20 Temple Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Res
Bathrooms
4
Full bathrooms
4
Rooms
Basement, Bathroom 1, Bathroom 3, Bathroom 4, Bathroom 2
Parking features
Off Street
Patio and Porch features
Porch
Interior features
Storage
Basement
Full, Unfinished
Lot features
Open, Level, Interior Lot, Intown
Standard status
Active
Size
2,906 SF
Lot size
0.15 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4313
Utilities
Sewer type
Public Sewer
Heating system
Hot Water(Heating), Baseboard, Oil
Water source
Public
Amenities
storage
Building Details
Year built
1920
Floors in Building
2
Number of units
4
Flooring type
Carpet, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Additional Structures
Storage
Listing Agency:
The Dot Fernald Team, Inc.
(207) 240-0052
Listed By:
Erika Robert · License #BA922398
(207) 330-5290
Added: Jul 17
Changed: Aug 19
Last Checked: Sep 1 at 4:06PM
MLS# 1672329
Copyright © 2026 Maine Listings. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 2,906-square-foot quadplex, built in 1920, contains four residential units: two efficiency apartments and two larger units configured for either three bedrooms or two bedrooms plus an office. Two apartments are furnished, and dedicated storage supports tenant needs. The building has a wood-frame structure with vinyl siding, a shingle roof, porch, basement, carpet and vinyl flooring, plus hot-water baseboard heating fueled by oil. A paved driveway was added in July of 2026, and the porch has been freshly painted.
The property occupies 0.15 acres on a quiet dead-end street in Auburn, with off-street parking and public water and sewer. Chestnut Park is directly behind the property, while additional amenities are within walking distance. Zoning is Res, and the building is currently 100% occupied.
The property occupies 0.15 acres on a quiet dead-end street in Auburn, with off-street parking and public water and sewer. Chestnut Park is directly behind the property, while additional amenities are within walking distance. Zoning is Res, and the building is currently 100% occupied.
Key Highlights
- Four‑unit quadplex with 100% occupancy
- 2,906 SF building on a 0.15‑acre lot
- Two efficiency units plus two larger flexible‑layout units
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
Yes
Paved road access
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 - Fully occupied four-unit property with varied layouts, tenant storage, off-street parking, and public utilities.
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: Four‑unit quadplex with 100% occupancy; 2,906 SF building on a 0.15‑acre lot; Two efficiency units plus two larger flexible‑layout units
