Duplex with Attic
New
For Sale
$699,000
436 Woodford Street, Portland, ME 04103
Two residential units offer separate utilities, outdoor porches, balcony decks, and a garage.
Property Size2,184 SF
Price / SF$320.05
Days on Market7
Property Features for 436 Woodford Street
General Information
Standard status
Active
Size
2,184 SF
Property subtype
MULTI_FAMILY
Property Condition
Severity
Repairs Needed
Evidence
a modern-day cosmetic refresh will make this treasure shine
Units
Unit Mix
2 x 2BR/1BA
Multifamily Units
2
Taxes and HOA fees
Annual Taxes
$7,763
Amenities
front porch
back porch
balcony decks
garage
privacy fence
green space
Building Details
Building Size
2,184 SF
Year Built
1920
Buildings
1
Listing Agency:
King + Miller Real Estate
(207) 805-3716
Listed By:
Bridget King Jason Miller
(207) 805-3716
Source:
Heathershieldsmaine
Added: Aug 26
Changed: Aug 31
Last Checked: Aug 30 at 9:12PM
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 King + Miller Real Estate
Investment Insights
Based on property information with market context.
Built in 1920, this 2,184-square-foot duplex contains two residential units, each arranged with two bedrooms, a full bathroom, dining room, kitchen, and living room. The property also includes a partially finished third-floor attic, basement storage with a flexible multi-use room, separate utilities, and original built-ins and hardwood floors beneath the carpeting. Updated heating systems, windows, and walkways are also part of the improvements.
Outdoor features include front and rear porches, balcony decks, planted areas, a privacy fence, green space, and parking. A garage provides additional space for vehicles, equipment, and tools. The property is located at 436 Woodford Street in Portland, near locally sourced groceries, bakeries, dining, drinks, trails, Deering High School, and the Woodfords Corner clock tower.
Outdoor features include front and rear porches, balcony decks, planted areas, a privacy fence, green space, and parking. A garage provides additional space for vehicles, equipment, and tools. The property is located at 436 Woodford Street in Portland, near locally sourced groceries, bakeries, dining, drinks, trails, Deering High School, and the Woodfords Corner clock tower.
Key Highlights
- 2,184‑square‑foot duplex built in 1920
- Each unit includes 2 bedrooms, 1 full bathroom, dining room, kitchen, and living room
- Partially finished third‑floor attic offers additional living‑area potential
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
$38,595
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
5.52%
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%
$771,900
$771.9K
Cap Rate 7%
$551,357
$551.4K
Cap Rate 9%
$428,833
$428.8K
Market Conditions
NOI Build-Up for 2,184 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
$59.0K $27.00/SF
− Vacancy
−$3.8K −$1.76/SF
EGI
$55.1K $25.25/SF
− OpEx
−$16.5K −$7.57/SF
NOI
$38.6K $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%
$771,900
Cap Rate 7%
$551,357
Cap Rate 9%
$428,833
Alternative Uses
Best Use
Multifamily LT 5
$551.4K
$482.4K – $643.3K
NOI $38,595 @ 7.0% cap · market cap 5.52%
Second Best
Apartment 5plus
$512.9K
$448.8K – $598.4K
NOI $35,906 @ 7.0% cap · market cap 5.14%
Theoretical Best
Office A
$600.3K
$525.2K – $700.3K
NOI $42,019 @ 7.0% cap · market cap 6.01%
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
610
Businesses Nearby
Explore this area
Business Placement
Demographics for 04103, ME
31,185
Population
14,336
Households
2.2
Avg Household Size
40
Median Age
58%
College-Educated
97%
High-School Grad
10.2 sq mi
ZIP Area
3,057
Density / Sq Mi
$90,682
Median Household Income
$48,640
Median Earnings
$1,571
Median Rent
$421,800
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 - Two residential units offer separate utilities, outdoor porches, balcony decks, and a garage.
Where is this duplex located?
The property is located at 436 Woodford Street Portland, ME.
What is the asking price?
The asking price for this property is $699,000.
What are key features of this property?
This property features: 2,184‑square‑foot duplex built in 1920; Each unit includes 2 bedrooms, 1 full bathroom, dining room, kitchen, and living room; Partially finished third‑floor attic offers additional living‑area potential
