5-Unit Apartment
For Sale
$904,900
4 Kossuth Street, Biddeford, ME 04005
Fully leased multifamily property with coin-operated laundry and updated interiors in downtown Biddeford.
Property Size4,129 SF
Price / SF$219.16
Days on Market329
Property Features for 4 Kossuth Street
General Information
Standard status
Active
Size
4,129 SF
Property subtype
Multi-family
Occupancy
100%
Lease Term
[]
Additional Details
Multifamily Units
5
Building Details
Year Built
1900
Listing Agency:
Kre Brokerage Group
(207) 730-2476
Listed By:
Danielle Lape
(207) 536-4222
Source:
Portsiderealestategroup
Added: Oct 8, 2025
Changed: Aug 31
Last Checked: Aug 31 at 8:33PM
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 Kre Brokerage Group
Investment Insights
Based on property information with market context.
This five-unit apartment property contains 4,129 square feet and dates to 1900. The building has received multiple updates and improvements, with vinyl and carpet finishes, hot-water baseboard heating, and coin-operated laundry. A full unfinished basement with bulkhead access provides additional building space, while the exterior features wood-frame construction with clapboard siding and a pitched composition/fiberglass roof. The property is zoned MSRD2.
Located in downtown Biddeford, the building is within walking distance of renovated mill buildings and the revitalized downtown area, including restaurants and bars. All five units are currently leased, providing an established occupancy profile for the property.
Located in downtown Biddeford, the building is within walking distance of renovated mill buildings and the revitalized downtown area, including restaurants and bars. All five units are currently leased, providing an established occupancy profile for the property.
Key Highlights
- Five‑unit apartment property with 4,129 SF
- 100% leased across all 5 units
- Multiple updates and improvements throughout
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
$63,811
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
7.05%
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%
$1,276,220
$1.3M
Cap Rate 7%
$911,586
$911.6K
Cap Rate 9%
$709,011
$709.0K
Market Conditions
NOI Build-Up for 4,129 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
$122.4K $29.64/SF
− Vacancy
−$6.4K −$1.54/SF
EGI
$116.0K $28.10/SF
− OpEx
−$52.2K −$12.64/SF
NOI
$63.8K $15.45/SF
Area
York County, ME
Vacancy
5.20%
Lease Rate
$29.64 /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%
$1,276,220
Cap Rate 7%
$911,586
Cap Rate 9%
$709,011
Alternative Uses
Best Use
Apartment 5plus
$911.6K
$797.6K – $1.06M
NOI $63,811 @ 7.0% cap · market cap 7.05%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,621 @ 7.0% cap · market cap 10.12%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
5
Residential units
100%
Occupancy
Location Intelligence
Trade Area within ½ mile
1,150
Businesses Nearby
Explore this area
Business Placement
Demographics for 04005, ME
24,581
Population
11,001
Households
2.2
Avg Household Size
39
Median Age
29%
College-Educated
95%
High-School Grad
47.9 sq mi
ZIP Area
513
Density / Sq Mi
$71,268
Median Household Income
$39,176
Median Earnings
$1,186
Median Rent
$351,700
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?
Apartment building - Fully leased multifamily property with coin-operated laundry and updated interiors in downtown Biddeford.
Where is this apartment building located?
The property is located at 4 Kossuth Street Biddeford, ME.
What is the asking price?
The asking price for this property is $904,900.
What are key features of this property?
This property features: Five‑unit apartment property with 4,129 SF; 100% leased across all 5 units; Multiple updates and improvements throughout
