Building Details

Year Built 1906

Buildings 1

Construction American Four-Square

Listing Agency: www.HomeZu.com

Listed By: Jason Saphire · License #0818954 Show Phone

Source: Soldbymichaelthomas

Added: Sep 1 Changed: Oct 1 Last Checked: Oct 7 at 5:47PM

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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.

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 / Yr

$24,614

Cap Rate

7.39%

Suggested Prices Based on Cap Rates

Cap Rate 5%

$492,280 $492.3K

Cap Rate 7%

$351,629 $351.6K

Cap Rate 9%

$273,489 $273.5K

Is this asking price fair?

Market Conditions

NOI Build-Up for 1,454 SF

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 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 (±1% cap)

NOI $24,614 @ 7.0% cap · market cap 7.39%

Second Best

Apartment 5plus

$321.0K

$280.9K – $374.5K (±1% cap)

NOI $22,471 @ 7.0% cap · market cap 6.75%

Theoretical Best

Office A

$460.9K

$403.3K – $537.7K (±1% cap)

NOI $32,264 @ 7.0% cap · market cap 9.69%

Zoning and permitted uses should be independently verified with authorities. How Realmo checks its estimates

Property Analytics

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Current Use

Duplexes

Suggested Use

Top Pick Bakery Barber Shop Garden Center Skin Care Clinic Carpet & Flooring Store Catering Service

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

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

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

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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