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    Duplex on 2 Acres Title is generated by Realmo AI

    270 Mayall Road, Gray, ME 04039

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    For Sale
    $600,000

    MULTI_FAMILY - Ranch - Gray, ME

    Type:Single Family Residence
    Property size:
    2,200 SF
    Lot size:
    2.05 Acres
    Price / SF:
    $272/SF
    Added:
    May 11, 2026
    Days on Market:
    5
    Last Refresh:
    May 15 at 4:06 am

    Property Features for 270 Mayall Road

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Single Family Residence
    Zoning
    RRA
    Bathrooms
    2
    Rooms
    Bathroom 1, Bathroom 2, Basement
    Parking features
    Open, Underground/Basement, Heated
    Patio and Porch features
    Deck
    Interior features
    Shower, Storage
    Basement
    Walk-Out Access, Daylight
    Standard status
    Active
    Size
    2,200 SF
    Lot size
    2.05 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    5441

    Utilities

    Sewer type
    Septic Tank
    Heating system
    Baseboard, Other (Heating), Oil
    Water source
    Well
    Water front features
    Stream
    Water front
    1

    Building Details

    Year built
    2006
    Floors in Building
    2
    Number of units
    2
    Flooring type
    Tile, Vinyl, Laminate, Carpet
    Building materials
    Wood Frame, Vinyl Siding
    Roof type
    Shingle
    Architectural style
    Ranch
    Additional Structures
    Storage

    We can help!

    Listing Contact
    Cathy Fifield

    Listing agent Cathy Fifield

    Listing office Keller Williams Realty 243 Mount Auburn Ave, Portland, ME

    Listing date May 11, 2026

    MLS# 1654001 Listing URL

    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.

    HighLights

    • Duplex on 2.05 acres with 200' frontage on Collyer Brook (Royal River tributary).
    • Potential rental income of $2,000+/month per unit.
    • Oversized heated garage and workshop with 16' ceilings and 14x14 garage doors.
    • Each unit has 2 bedrooms, open concept living, washer/dryer hookups, and a deck.
    • Convenient location with easy access to 95 and close to Pineland Farms.
    • Roof shingles to be replaced in the spring.

    Overview

    This duplex property is set on 2.05 acres with 200 feet of frontage on Collyer Brook, a tributary of the Royal River. Each unit features 2 bedrooms, open concept living spaces, washer/dryer hookups, and a deck. The property includes an oversized heated garage and workshop below with 16-foot ceilings and 14x14 garage doors. The garage space is suitable for vehicle storage, equipment, or hobbies. The property is located with access to 95 and Lewiston/Auburn and is near Pineland Farms, which offers year-round recreation including hiking and biking trails, cross-country skiing, and disc golf. The roof shingles are scheduled to be replaced in the spring. The property has not been rented for the past 5 years. The property offers potential for rental income or owner-occupancy while generating income from the second unit. Potential income of $2,000+/mo is estimated for each unit. The property is zoned RRA.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Building Supply Spa & Massage Center Big Box & Wholesale Store Auto Repair Shop Department Store Accounting Firm Storage Facility HVAC Service Garden Center Electrical Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Gray
    County
    Cumberland
    State
    Maine
    Longitude
    -70.313592
    Latitude
    43.912715

    FAQs

    What type of property is this?
    Duplex - Duplex with frontage on Collyer Brook and oversized garage.
    Where is this duplex located?
    The property is located at 270 Mayall Road Gray, ME.
    What is the asking price?
    The asking price for this property is $600,000.
    What are key features of this property?
    This property features: Duplex on 2.05 acres with 200' frontage on Collyer Brook (Royal River tributary).; Potential rental income of $2,000+/month per unit.; Oversized heated garage and workshop with **16' ceilings and 14x14 garage doors.**
    (207) 576-6908
    We can help!
    Listing Contact
    Cathy Fifield
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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