Two-Unit Residential Income
For Sale
$339,000
48 Kansas Road, Bridgton, ME 04009
Well-maintained two-unit home with separate kitchens and living areas in each unit, plus updated kitchen and replaced roof and septic.
Property Size1,142 SF
Price / SF$296.85
Days on Market71
Property Features for 48 Kansas Road
General Information
Standard status
Active
Size
1,142 SF
Property subtype
Multi-family
Additional Details
Multifamily Units
2
Building Details
Year Built
1850
Tenancy
Multi
Listing Agency:
Oberg Insurance & Real Estate Agency,Inc.
Listed By:
Cynthia Gorman
(603) 433-3350
Source:
Greatislandrealty
Added: Jul 4
Changed: Sep 10
Last Checked: Sep 12 at 10:30AM
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 Oberg Insurance & Real Estate Agency,Inc.
Investment Insights
Based on property information with market context.
This well-maintained two-unit residential property includes two separate units, each with its own kitchen, living room, and dining room. Both units feature two bedrooms upstairs and a full bathroom on the main level. One unit has an updated kitchen, and the seller states the roof and septic system have been replaced in recent years.
The property offers two garages/sheds that lead onto a very private, large yard, suitable for outdoor use. Washers and dryers are provided for the tenants.
Each unit functions as a complete living space, making the layout well-suited for an owner-occupant and tenant scenario or for investors seeking income-producing residential units.
The property offers two garages/sheds that lead onto a very private, large yard, suitable for outdoor use. Washers and dryers are provided for the tenants.
Each unit functions as a complete living space, making the layout well-suited for an owner-occupant and tenant scenario or for investors seeking income-producing residential units.
Key Highlights
- Two‑unit home (built 1850) in the village with separate kitchen and living areas in each unit
- Each unit offers a kitchen, living room, dining room, 2 bedrooms, and a full bathroom on the main level
- Updated kitchen in one 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
$20,181
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
5.95%
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%
$403,620
$403.6K
Cap Rate 7%
$288,300
$288.3K
Cap Rate 9%
$224,233
$224.2K
Market Conditions
NOI Build-Up for 1,142 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
$30.8K $27.00/SF
− Vacancy
−$2.0K −$1.76/SF
EGI
$28.8K $25.25/SF
− OpEx
−$8.6K −$7.57/SF
NOI
$20.2K $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%
$403,620
Cap Rate 7%
$288,300
Cap Rate 9%
$224,233
Alternative Uses
Best Use
Multifamily LT 5
$288.3K
$252.3K – $336.4K
NOI $20,181 @ 7.0% cap · market cap 5.95%
Second Best
Apartment 5plus
$268.2K
$234.7K – $312.9K
NOI $18,775 @ 7.0% cap · market cap 5.54%
Theoretical Best
Office A
$313.9K
$274.7K – $366.2K
NOI $21,972 @ 7.0% cap · market cap 6.48%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Current Use
Lease Details
2
Residential units
Multi-tenant
Tenancy
Location Intelligence
Trade Area within ½ mile
106
Businesses Nearby
Explore this area
Business Placement
Demographics for 04009, ME
5,298
Population
4,580
Households
1.2
Avg Household Size
51
Median Age
32%
College-Educated
93%
High-School Grad
56.5 sq mi
ZIP Area
94
Density / Sq Mi
$86,386
Median Household Income
$48,737
Median Earnings
$1,196
Median Rent
$286,600
Median Home Value
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Market
Vacancy Rate% for Multifamily in Northeast region
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Frequently Asked Questions
What type of property is this?
Duplex - Well-maintained two-unit home with separate kitchens and living areas in each unit, plus updated kitchen and replaced roof and septic.
Where is this duplex located?
The property is located at 48 Kansas Road Bridgton, ME.
What is the asking price?
The asking price for this property is $339,000.
What are key features of this property?
This property features: Two‑unit home (built 1850) in the village with separate kitchen and living areas in each unit; Each unit offers a kitchen, living room, dining room, 2 bedrooms, and a full bathroom on the main level; Updated kitchen in one unit
