Building Details

Year Built 1880

Listing Agency: The Dot Fernald Team,Inc.

Listed By: Erika Robert Show Phone

Source: Profoundrealestate

Added: Aug 30 Changed: Sep 1 Last Checked: Sep 1 at 5:49PM

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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 The Dot Fernald Team,Inc.

Investment Insights

Based on property information with market context.

This 3,482-square-foot triplex, built in 1880, contains three residential units with distinct layouts. The largest unit includes four bedrooms, two full bathrooms, a living room with exposed beams, a kitchen with dining area, laundry room, and storage. Another unit provides two bedrooms, one full bathroom with a walk-in shower, a half bathroom, an oversized living room, kitchen with dining area, and laundry space. The third unit has one bedroom, one bathroom, kitchen, dining area, living room, and laundry hookups; its stove is new.

The property includes a covered front porch, two paved driveways, street parking, a large shed, and a kennel area. Building systems and site features include HWBB, individual electric meters, a new oil tank, two water heaters, and public water and sewer. Located in Sabattus near the I-95 exit, the property is also near Martin's Point and Sabattus Pond, which has a public boat launch.

Key Highlights

• 3,482‑square‑foot triplex built in 1880
• Unit layouts include 4 bedrooms, 2 bedrooms, and 1 bedroom
• Individual electric meters, HWBB, new oil tank, and 2 water heaters

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

$34,343

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

7.81%

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%

$686,860 $686.9K

Cap Rate 7%

$490,614 $490.6K

Cap Rate 9%

$381,589 $381.6K

Market Conditions

NOI Build-Up for 3,482 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

$49.7K $14.28/SF

− Vacancy

−$661 −$0.19/SF

EGI

$49.1K $14.09/SF

− OpEx

−$14.7K −$4.23/SF

NOI

$34.3K $9.86/SF

Area

Androscoggin County, ME

Vacancy

1.33%

Lease Rate

$14.28 /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%

$686,860

Cap Rate 7%

$490,614

Cap Rate 9%

$381,589

Alternative Uses

Best Use

Multifamily LT 5

$490.6K

$429.3K – $572.4K (±1% cap)

NOI $34,343 @ 7.0% cap · market cap 7.81%

Second Best

Apartment 5plus

$466.1K

$407.9K – $543.8K (±1% cap)

NOI $32,630 @ 7.0% cap · market cap 7.42%

Theoretical Best

Warehouse

$6.18M

$5.41M – $7.22M (±1% cap)

NOI $432,901 @ 7.0% cap · market cap 98.39%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Triplexes

Suggested Use

Top Pick HVAC Service Real Estate Agency Auto Parts Store Parking Lot & Garage Electrical Service Grocery & Convenience Store

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Location Intelligence

Trade Area within ½ mile

45

Businesses Nearby

Explore this area Business Placement

Demographics for 04280, ME

6,674

Population

3,277

Households

2

Avg Household Size

44

Median Age

16%

College-Educated

91%

High-School Grad

41.7 sq mi

ZIP Area

160

Density / Sq Mi

$63,250

Median Household Income

$41,900

Median Earnings

$1,029

Median Rent

$175,200

Median Home Value

Market

Vacancy Rate% for Multifamily in Northeast region

4% 2022

4.6% 2023

5.3% 2024

5.6% 2025

Questions? Ask Rey

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What type of property is this? Where is this triplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Triplex - Three residential units offer varied layouts, laundry areas, storage, and separate electric metering.

Where is this triplex located?

The property is located at 49 Hemlock Street Sabattus, ME.

What is the asking price?

The asking price for this property is $440,000.

What are key features of this property?

This property features: 3,482‑square‑foot triplex built in 1880; Unit layouts include 4 bedrooms, 2 bedrooms, and 1 bedroom; Individual electric meters, HWBB, new oil tank, and 2 water heaters