Building Details

Year Built 1910

Listing Agency: Coldwell Banker Sandy River Realty i***@sandyriverrealty.com Show Phone

Listed By: Ian Luker

Source: Soldbymichaelthomas

Added: Jul 25 Changed: Aug 28 Last Checked: Aug 28 at 7:22AM

Report an Issue

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 Sandy River Realty

Investment Insights

Based on property information with market context.

Built in 1910, this 1,672-square-foot duplex includes two residential units, a sizable backyard, and multiple parking spaces. The lower unit requires rehabilitation, while the property has previously been operated as an Airbnb.

The property is located in the downtown area of Randolph, at 27 Windsor St. Multiple businesses and job opportunities are within walking distance, providing convenient access to nearby daily destinations without relying on a vehicle.

Key Highlights

• 1,672‑square‑foot duplex built in 1910
• Lower unit requires rehabilitation
• Previously operated as an Airbnb

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

$16,288

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

8.18%

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%

$325,760 $325.8K

Cap Rate 7%

$232,686 $232.7K

Cap Rate 9%

$180,978 $181.0K

Market Conditions

NOI Build-Up for 1,672 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

$30.1K $18.00/SF

− Vacancy

−$482 −$0.29/SF

EGI

$29.6K $17.71/SF

− OpEx

−$13.3K −$7.97/SF

NOI

$16.3K $9.74/SF

Area

Kennebec County, ME

Vacancy

1.60%

Lease Rate

$18.00 /SF/Yr

Expense Ratio

45.00%

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%

$325,760

Cap Rate 7%

$232,686

Cap Rate 9%

$180,978

Alternative Uses

Best Use

Multifamily LT 5

$266.7K

$233.4K – $311.2K (±1% cap)

NOI $18,672 @ 7.0% cap · market cap 9.38%

Second Best

Apartment 5plus

$232.7K

$203.6K – $271.5K (±1% cap)

NOI $16,288 @ 7.0% cap · market cap 8.18%

Theoretical Best

Warehouse

$2.49M

$2.18M – $2.91M (±1% cap)

NOI $174,612 @ 7.0% cap · market cap 87.74%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Real Estate Agency Big Box & Wholesale Store Plumbing Service Grocery & Convenience Store Bakery Computer & Electronic Repair

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

376

Businesses Nearby

Explore this area Business Placement

Demographics for 04346, ME

1,743

Population

888

Households

2

Avg Household Size

48

Median Age

17%

College-Educated

93%

High-School Grad

2.1 sq mi

ZIP Area

830

Density / Sq Mi

$52,917

Median Household Income

$42,357

Median Earnings

$779

Median Rent

$157,000

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.

What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

Ask Rey about this property ...

Frequently Asked Questions

What type of property is this?

Duplex - Two-unit property with parking, outdoor space, and prior Airbnb use in the downtown area.

Where is this duplex located?

The property is located at 27 Windsor St Randolph, ME.

What is the asking price?

The asking price for this property is $199,000.

What are key features of this property?

This property features: 1,672‑square‑foot duplex built in 1910; Lower unit requires rehabilitation; Previously operated as an Airbnb