Updated Two-Unit
New
For Sale
$332,900
44 Emery St, Sanford, ME 04073
Legal duplex with separate utilities, refreshed interiors, and flexible owner-occupancy options.
Property Size1,454 SF
Price / SF$228.95
Days on Market2
Property Features for 44 Emery St
General Information
Standard status
Active
Size
1,454 SF
Property subtype
Multi-Family
Additional Details
Multifamily Units
2
Building Details
Year Built
1906
Buildings
1
Construction
American Four-Square
Listing Agency:
www.HomeZu.com
Listed By:
Jason Saphire · License #REB.0016418
(877) 249-5478
Source:
Soldbymichaelthomas
Added: Sep 1
Last Checked: Sep 2 at 7:20PM
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 www.HomeZu.com
Investment Insights
Based on property information with market context.
Built in 1906, this 1,454-square-foot American Four-Square has been configured as a legal two-unit residence. Recent improvements include a new porch, updated access to the upper unit, exterior paint, vinyl windows, updated fixtures, attic and basement insulation, separate electrical panels, individual meters, and separate water heaters.
The lower unit is currently occupied by a tenant, while the upper unit is occupied by the owner and will be available at closing. The property supports several living arrangements, including occupying one unit while renting the other, maintaining both as rental units, or converting the building back to a single residence. Located at 44 Emery St in Sanford, Maine.
The lower unit is currently occupied by a tenant, while the upper unit is occupied by the owner and will be available at closing. The property supports several living arrangements, including occupying one unit while renting the other, maintaining both as rental units, or converting the building back to a single residence. Located at 44 Emery St in Sanford, Maine.
Key Highlights
- Legal two‑unit duplex with 1,454 square feet
- 1906 American Four‑Square design
- Separate electrical panels, meters, and water heaters
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
$24,614
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
7.39%
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%
$492,280
$492.3K
Cap Rate 7%
$351,629
$351.6K
Cap Rate 9%
$273,489
$273.5K
Market Conditions
NOI Build-Up for 1,454 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
$37.0K $25.44/SF
− Vacancy
−$1.8K −$1.26/SF
EGI
$35.2K $24.18/SF
− OpEx
−$10.5K −$7.25/SF
NOI
$24.6K $16.93/SF
Area
York County, ME
Vacancy
4.94%
Lease Rate
$25.44 /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%
$492,280
Cap Rate 7%
$351,629
Cap Rate 9%
$273,489
Alternative Uses
Best Use
Multifamily LT 5
$351.6K
$307.7K – $410.2K
NOI $24,614 @ 7.0% cap · market cap 7.39%
Second Best
Apartment 5plus
$321.0K
$280.9K – $374.5K
NOI $22,471 @ 7.0% cap · market cap 6.75%
Theoretical Best
Office A
$460.9K
$403.3K – $537.7K
NOI $32,264 @ 7.0% cap · market cap 9.69%
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
476
Businesses Nearby
Explore this area
Business Placement
Demographics for 04073, ME
17,283
Population
7,772
Households
2.2
Avg Household Size
41
Median Age
21%
College-Educated
90%
High-School Grad
37.7 sq mi
ZIP Area
458
Density / Sq Mi
$69,135
Median Household Income
$42,758
Median Earnings
$1,145
Median Rent
$259,500
Median Home Value
Market
Vacancy Rate% for Multifamily in Northeast region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Duplex - Legal duplex with separate utilities, refreshed interiors, and flexible owner-occupancy options.
Where is this duplex located?
The property is located at 44 Emery St Sanford, ME.
What is the asking price?
The asking price for this property is $332,900.
What are key features of this property?
This property features: Legal two‑unit duplex with 1,454 square feet; 1906 American Four‑Square design; Separate electrical panels, meters, and water heaters
