Corner-Lot Duplex with
New
For Sale
$324,900
26 Laurier St, Lewiston, ME 04240
Two-family property featuring hardwood floors, updated systems, and a practical first-floor living layout.
Property Size1,757 SF
Price / SF$184.92
Days on Market4
Property Features for 26 Laurier St
General Information
Standard status
Active
Size
1,757 SF
Total Parking Spaces
1
Property subtype
Multi-Family
Building Details
Year Built
1938
Listed By:
Doug Schauf · License #BA917314
(207) 838-5593
Source:
Makemaineyourhome
Added: Sep 13
Changed: Sep 15
Last Checked: Sep 15 at 7:58AM
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 Doug Schauf
Investment Insights
Based on property information with market context.
This two-family property at 26 Laurier Street in Lewiston includes a one-car garage and sits on a corner lot. The first floor combines an open kitchen and living area with hardwood flooring, while original architectural details remain part of the interior character. Building improvements include newer windows, an updated heating system, a newer roof, and vinyl siding designed for reduced exterior upkeep.
Constructed in 1938, the property provides a two-unit residential configuration with a mix of preserved details and recent updates. Its in-town setting places the building within convenient reach of local amenities, as described in the property information.
Constructed in 1938, the property provides a two-unit residential configuration with a mix of preserved details and recent updates. Its in-town setting places the building within convenient reach of local amenities, as described in the property information.
Key Highlights
- Two‑family duplex configuration
- One‑car garage on a corner lot
- Hardwood flooring and original interior character
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
$17,329
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
5.33%
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%
$346,580
$346.6K
Cap Rate 7%
$247,557
$247.6K
Cap Rate 9%
$192,544
$192.5K
Market Conditions
NOI Build-Up for 1,757 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
$25.1K $14.28/SF
− Vacancy
−$334 −$0.19/SF
EGI
$24.8K $14.09/SF
− OpEx
−$7.4K −$4.23/SF
NOI
$17.3K $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%
$346,580
Cap Rate 7%
$247,557
Cap Rate 9%
$192,544
Alternative Uses
Best Use
Multifamily LT 5
$247.6K
$216.6K – $288.8K
NOI $17,329 @ 7.0% cap · market cap 5.33%
Second Best
Apartment 5plus
$235.2K
$205.8K – $274.4K
NOI $16,465 @ 7.0% cap · market cap 5.07%
Theoretical Best
Warehouse
$3.12M
$2.73M – $3.64M
NOI $218,439 @ 7.0% cap · market cap 67.23%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Location Intelligence
Trade Area within ½ mile
246
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
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Two-family property featuring hardwood floors, updated systems, and a practical first-floor living layout.
Where is this duplex located?
The property is located at 26 Laurier St Lewiston, ME.
What is the asking price?
The asking price for this property is $324,900.
What are key features of this property?
This property features: Two‑family duplex configuration; One‑car garage on a corner lot; Hardwood flooring and original interior character
