Sebago Lake Duplex with Game
For Sale
$1,395,000
45-47 Shore Road, Sebago, ME 04029
Multi-Family, Sebago, ME
Property Size5,936 SF
Lot Size1.61 Acres
Price / SF$235.01
Days on Market49
Property Features for 45-47 Shore Road
General Information
Property type
Residential Multi Family
Property subtype
Other
Property condition
Under Construction
Zoning
Village
Bathrooms
6
Full bathrooms
6
Rooms
Bathroom 2, Bathroom 1, Bathroom 4, Bathroom 5, Bathroom 6, Bathroom 3, Basement
Parking features
Off Street
Patio and Porch features
Porch
Pets allowed
No
Interior features
Walk-in Closets, 1st Floor Bedroom, Bathtub, Shower, Storage, Primary Bedroom w/Bath
Basement
Daylight, Full, Walk-Out Access, Finished
Appliances
ENERGY STAR Qualified Appliances, Tankless Water Heater
Lot features
Rolling/ Sloping, Wooded, Near Public Beach, Neighborhood
Standard status
Active
Size
5,936 SF
Lot size
1.61 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
9635
Utilities
Sewer type
Private Sewer, Septic Tank
Heating system
Hot Water(Heating), Propane (Heating), Zoned, Baseboard
Cooling system
Window Unit(s)
Water source
Well, Private
Water front features
Lake
Water front
1
Amenities
private beach access
mooring
game room
screened porch
patio
front porch
granite countertops
luxury vinyl plank flooring
composite decking
on-demand hot water
firepit
pool tables
Building Details
Year built
2025
Floors in Building
2
Number of units
2
Flooring type
Hardwood, Vinyl
Building materials
Structural Insulated Panels, Vinyl Siding
Roof type
Shingle
Architectural style
Contemporary, Modern
Additional Structures
Storage
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Ann Cianchette · License #BR915526
(207) 318-5318
Added: Jul 22
Changed: Sep 1
Last Checked: Sep 8 at 2:06AM
MLS# 1673019
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.
Investment Insights
Based on property information with market context.
This contemporary duplex contains 5,936 square feet across two mirror-image residences on 1.61 acres. Each unit includes a primary suite on the upper level, two first-floor bedrooms with a shared bath, an additional basement bedroom and bath, and a large recreation room. Screened main-level porches, basement patios, front porches, private backyards, full-size laundry, second refrigerators, and four heat zones add functional depth to both sides. Granite and quartz countertops, luxury vinyl plank flooring, composite decking, tankless hot water, and furnishings are included. ICF construction provides 12-inch concrete walls, including the dividing wall between units.
The property is located near the west shore of Sebago Lake at 45-47 Shore Road in Sebago, Maine. A neighborhood-only beach is located at the end of the street, with boating and mooring access available. More than 300 feet of road frontage leaves room for a potential garage or barn, subject to applicable approvals. Each unit has its own septic system and private well.
The property is located near the west shore of Sebago Lake at 45-47 Shore Road in Sebago, Maine. A neighborhood-only beach is located at the end of the street, with boating and mooring access available. More than 300 feet of road frontage leaves room for a potential garage or barn, subject to applicable approvals. Each unit has its own septic system and private well.
Key Highlights
- Two‑unit duplex totaling 5,936 square feet on 1.61 acres
- More than 300' of road frontage with room for a potential garage or barn
- ICF construction with 12‑inch concrete walls, including the dividing wall
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
$104,898
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
7.52%
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%
$2,097,960
$2.1M
Cap Rate 7%
$1,498,543
$1.5M
Cap Rate 9%
$1,165,533
$1.2M
Market Conditions
NOI Build-Up for 5,936 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
$160.3K $27.00/SF
− Vacancy
−$10.4K −$1.76/SF
EGI
$149.9K $25.25/SF
− OpEx
−$45.0K −$7.57/SF
NOI
$104.9K $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%
$2,097,960
Cap Rate 7%
$1,498,543
Cap Rate 9%
$1,165,533
Alternative Uses
Best Use
Multifamily LT 5
$1.50M
$1.31M – $1.75M
NOI $104,898 @ 7.0% cap · market cap 7.52%
Second Best
Apartment 5plus
$1.39M
$1.22M – $1.63M
NOI $97,591 @ 7.0% cap · market cap 7.00%
Theoretical Best
Office A
$1.63M
$1.43M – $1.90M
NOI $114,206 @ 7.0% cap · market cap 8.19%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
2
Residential units
Turnkey business
Opportunity
Yes
Paved road access
Location Intelligence
Trade Area within ½ mile
38
Businesses Nearby
Explore this area
Business Placement
Demographics for 04029, ME
1,917
Population
1,506
Households
1.3
Avg Household Size
47
Median Age
24%
College-Educated
87%
High-School Grad
32.9 sq mi
ZIP Area
58
Density / Sq Mi
$71,845
Median Household Income
$40,838
Median Earnings
$1,302
Median Rent
$272,900
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 mirrored residences offer furnished interiors, screened porches, private patios, and access to a neighborhood beach.
Where is this duplex located?
The property is located at 45-47 Shore Road Sebago, ME.
What is the asking price?
The asking price for this property is $1,395,000.
What are key features of this property?
This property features: Two‑unit duplex totaling 5,936 square feet on 1.61 acres; More than 300' of road frontage with room for a potential garage or barn; ICF construction with 12‑inch concrete walls, including the dividing wall
