Single-Story Duplex with
New
For Sale
$499,000
46-48 Glenwood Avenue, Saco, ME 04072
Multi-Family, Saco, ME
Property Size1,942 SF
Lot Size0.18 Acres
Price / SF$256.95
Days on Market4
Property Features for 46-48 Glenwood Avenue
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
MDR
Bathrooms
2
Full bathrooms
2
Rooms
Bathroom 1, Bathroom 2
Parking features
Off Street
Interior features
1st Floor Bedroom
Lot features
Open, Level, Wooded, Near Public Beach, Near Shopping, Near Turnpike/ Interstate, Near Town, Neighborhood
Standard status
Active
Size
1,942 SF
Lot size
0.18 Acres
Taxes and HOA fees
Tax Year
2026
Tax Annual Amount
3904
Utilities
Sewer type
Public Sewer
Heating system
Forced Air, Propane (Heating), Natural Gas
Water source
Public
Amenities
shared backyard
Building Details
Year built
1974
Number of units
2
Flooring type
Tile, Laminate
Building materials
Wood Frame, Vinyl Siding
Roof type
Composition
Architectural style
Other
Listing Agency:
Keller Williams Realty
(207) 879-9800
Listed By:
Alexandru Pirleci
(207) 239-6606
Added: Aug 19
Last Checked: Aug 22 at 5:06PM
MLS# 1673714
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 1,942-square-foot duplex was built in 1974 and contains two single-story residences. Each unit offers three bedrooms, one full bathroom, a kitchen with dining space, a living room, and a dedicated laundry room. The property sits on 0.18 acres and includes a separate carport for each unit, along with a shared backyard adjoining wooded land. Wood-frame construction, vinyl siding, tile and laminate flooring, a composition roof, public water, and public sewer complete the physical profile.
Positioned on a cul-de-sac in Saco, the property provides access to U.S. Route One and the Maine Turnpike. The Saco River, local nature preserves, and area beaches are also identified in the surrounding context. Zoning is MDR, supporting the property’s duplex configuration.
Positioned on a cul-de-sac in Saco, the property provides access to U.S. Route One and the Maine Turnpike. The Saco River, local nature preserves, and area beaches are also identified in the surrounding context. Zoning is MDR, supporting the property’s duplex configuration.
Key Highlights
- Two‑unit layout with 1,942 square feet of total property size
- Each residence includes 3 bedrooms, 1 full bathroom, kitchen, living room, and dedicated laundry
- Separate carport provided for each unit
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
Lease Details
2
Residential units
Yes
Highway access
Yes
Paved road access
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 three-bedroom residences include individual laundry rooms, off-street parking, and a shared rear yard bordered by woods.
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 layout with 1,942 square feet of total property size; Each residence includes 3 bedrooms, 1 full bathroom, kitchen, living room, and dedicated laundry; Separate carport provided for each unit
