Single-Story Duplex with
For Sale
Contact for pricing
46-48 Glenwood Avenue, Saco, ME 04072
Two residential units offer separate living areas, kitchens, laundry rooms, and covered parking within a wooded setting.
Property Size1,942 SF
Price / SF$256.95
Days on Market16
Property Features for 46-48 Glenwood Avenue
General Information
Standard status
Active
Size
1,942 SF
Class
B
Total Parking Spaces
5
Property subtype
Multifamily
Zoning
Medium Density Residential
Investment Type
Owner/User
Building Details
Year Built
1974
Buildings
1
Stories
1
Units
2
Listing Agency:
KW Commercial Greater Portland
Listed By:
Alex Pirleci · License #BR928971
Source:
Crexi
Added: Jul 28
Changed: Aug 8
Last Checked: Aug 11 at 5:21AM
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 KW Commercial Greater Portland
Investment Insights
Based on property information with market context.
This single-story duplex contains two residential units, each with three bedrooms, one full bath, a kitchen with dining area, living room, and dedicated laundry room. The 1,942-square-foot property was built in 1974 and includes individual carports for covered parking or outdoor seating. A shared backyard borders expansive woods, adding a natural buffer to the property.
Located at 46-48 Glenwood Avenue in Saco, the duplex sits on a cul-de-sac with access to U.S. Route One and the Maine Turnpike. The property is also near the Saco River, local nature preserves, and area beaches. Medium Density Residential zoning supports the existing residential configuration.
Located at 46-48 Glenwood Avenue in Saco, the duplex sits on a cul-de-sac with access to U.S. Route One and the Maine Turnpike. The property is also near the Saco River, local nature preserves, and area beaches. Medium Density Residential zoning supports the existing residential configuration.
Key Highlights
- Two‑unit duplex with 1,942 SF of living area
- Each unit includes 3 bedrooms and 1 full bath
- Separate kitchens, dining areas, living rooms, and laundry rooms
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
$32,875
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
6.59%
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%
$657,500
$657.5K
Cap Rate 7%
$469,643
$469.6K
Cap Rate 9%
$365,278
$365.3K
Market Conditions
NOI Build-Up for 1,942 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
$49.4K $25.44/SF
− Vacancy
−$2.4K −$1.26/SF
EGI
$47.0K $24.18/SF
− OpEx
−$14.1K −$7.25/SF
NOI
$32.9K $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%
$657,500
Cap Rate 7%
$469,643
Cap Rate 9%
$365,278
Alternative Uses
Best Use
Multifamily LT 5
$469.6K
$410.9K – $547.9K
NOI $32,875 @ 7.0% cap · market cap 6.59%
Second Best
Apartment 5plus
$428.7K
$375.2K – $500.2K
NOI $30,012 @ 7.0% cap · market cap 6.01%
Theoretical Best
Office A
$615.6K
$538.7K – $718.2K
NOI $43,092 @ 7.0% cap · market cap 8.64%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
177
Businesses Nearby
Explore this area
Business Placement
Demographics for 04072, ME
20,381
Population
9,619
Households
2.1
Avg Household Size
43
Median Age
40%
College-Educated
96%
High-School Grad
38.6 sq mi
ZIP Area
528
Density / Sq Mi
$84,328
Median Household Income
$47,419
Median Earnings
$1,268
Median Rent
$370,300
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 living areas, kitchens, laundry rooms, and covered parking within a wooded setting.
Where is this duplex located?
The property is located at 46-48 Glenwood Avenue Saco, ME.
What is the asking price?
The asking price for this property is $499,000.
What are key features of this property?
This property features: Two‑unit duplex with 1,942 SF of living area; Each unit includes 3 bedrooms and 1 full bath; Separate kitchens, dining areas, living rooms, and laundry rooms
