Duplex Property with
For Sale
$839,000
27 Independence Dr, Windham, ME 04062
Main residence and separate apartment combine private living space with an income-producing component and extensive outdoor grounds.
Property Size2,746 SF
Lot Size4.26 Acres
Price / SF$305.54
Days on Market35
Property Features for 27 Independence Dr
General Information
Standard status
Active
Size
2,746 SF
Total Parking Spaces
2
Lot size
4.26 Acres
Property subtype
Multi-Family
Units
Unit Mix
1 x 4BR/2.5BA, 1 x 1BR/1BA
Multifamily Units
2
Amenities
farmer's porch
rear deck
Building Details
Year Built
2003
Buildings
2
Construction
log
Listing Agency:
Coldwell Banker Team Real Estate
(207) 693-5000
Listed By:
Scott Richard
Source:
Aroostookrealestate
Added: Jul 26
Changed: Aug 28
Last Checked: Aug 28 at 8:31PM
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 Coldwell Banker Team Real Estate
Investment Insights
Based on property information with market context.
This 2003 duplex property includes a 2,746-square-foot main residence and a separate legal efficiency apartment above an oversized heated two-car garage. The primary home features 4+ bedrooms, 2.5 baths, a loft with pool table, finished basement, custom birch cabinetry, Corian countertops, radiant heat flooring, Andersen windows, an 8' x 24' farmer's porch, and a 10' x 20' rear deck. The apartment has 1 bedroom, 1 bath, a small kitchen, laundry appliances, and its own entrance apart from the garage.
Set on 4.26 acres of maintained grounds, the property includes a 24' x 32' garage and a preliminary indication that the lot may be subdividable. A 26KW automatic whole-house generator was installed in 2022, heat pumps were added in 2020, the exterior was restained in 2022, the house roof was replaced in 2023, and the driveway was resealed in 2026.
Set on 4.26 acres of maintained grounds, the property includes a 24' x 32' garage and a preliminary indication that the lot may be subdividable. A 26KW automatic whole-house generator was installed in 2022, heat pumps were added in 2020, the exterior was restained in 2022, the house roof was replaced in 2023, and the driveway was resealed in 2026.
Key Highlights
- 4.26 acres with preliminary indication that the lot may be subdividable
- Legal efficiency apartment with 1 bedroom, 1 bath, kitchen, laundry, and separate entrance
- 2,746‑square‑foot main residence built in 2003 with 4+ bedrooms and 2.5 baths
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
$48,526
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
5.78%
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%
$970,520
$970.5K
Cap Rate 7%
$693,229
$693.2K
Cap Rate 9%
$539,178
$539.2K
Market Conditions
NOI Build-Up for 2,746 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
$74.1K $27.00/SF
− Vacancy
−$4.8K −$1.76/SF
EGI
$69.3K $25.25/SF
− OpEx
−$20.8K −$7.57/SF
NOI
$48.5K $17.67/SF
Area
Cumberland County, ME
Vacancy
6.50%
Lease Rate
$27.00 /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%
$970,520
Cap Rate 7%
$693,229
Cap Rate 9%
$539,178
Alternative Uses
Best Use
Multifamily LT 5
$693.2K
$606.6K – $808.8K
NOI $48,526 @ 7.0% cap · market cap 5.78%
Second Best
Apartment 5plus
$644.9K
$564.3K – $752.4K
NOI $45,146 @ 7.0% cap · market cap 5.38%
Theoretical Best
Office A
$754.7K
$660.4K – $880.5K
NOI $52,832 @ 7.0% cap · market cap 6.30%
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
21
Businesses Nearby
Explore this area
Business Placement
Demographics for 04062, ME
18,464
Population
8,695
Households
2.1
Avg Household Size
42
Median Age
42%
College-Educated
98%
High-School Grad
46.7 sq mi
ZIP Area
395
Density / Sq Mi
$98,946
Median Household Income
$57,505
Median Earnings
$1,189
Median Rent
$370,900
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 - Main residence and separate apartment combine private living space with an income-producing component and extensive outdoor grounds.
Where is this duplex located?
The property is located at 27 Independence Dr Windham, ME.
What is the asking price?
The asking price for this property is $839,000.
What are key features of this property?
This property features: 4.26 acres with preliminary indication that the lot may be subdividable; Legal efficiency apartment with 1 bedroom, 1 bath, kitchen, laundry, and separate entrance; 2,746‑square‑foot main residence built in 2003 with 4+ bedrooms and 2.5 baths
