Triplex With Covered
New
For Sale
$440,000
49 Hemlock Street, Sabattus, ME 04280
Multi-Family, Sabattus, ME
Property Size3,482 SF
Lot Size0.20 Acres
Price / SF$126.36
Days on Market2
Property Features for 49 Hemlock Street
General Information
Property type
Residential Multi Family
Property subtype
Other
Zoning
Village
Bathrooms
4
Full bathrooms
4
Rooms
Bathroom 2, Bathroom 3, Bathroom 1, Basement, Bathroom 4
Parking features
Off Street
Patio and Porch features
Porch
Pets allowed
No
Interior features
Bathtub, Shower, Storage
Basement
Full
Accessibility
Accessible Elevator Installed
Lot features
Open, Corner Lot, Level, Sidewalks, Intown, Near Public Beach, Near Turnpike/ Interstate, Near Town, Neighborhood
Standard status
Active
Size
3,482 SF
Lot size
0.20 Acres
Taxes and HOA fees
Tax Year
2025
Tax Annual Amount
4263
Utilities
Sewer type
Public Sewer
Heating system
Oil, Baseboard, Hot Water(Heating)
Water source
Public
Amenities
covered front porch
two paved driveways
large shed
kennel area
Building Details
Year built
1880
Floors in Building
2
Number of units
3
Flooring type
Carpet, Tile, Wood, Vinyl
Building materials
Wood Frame, Vinyl Siding
Roof type
Shingle
Architectural style
Other
Additional Structures
Storage
Listing Agency:
The Dot Fernald Team, Inc.
(207) 240-0052
Listed By:
Erika Robert · License #BA922398
(207) 330-5290
Added: Aug 31
Last Checked: Sep 1 at 4:06PM
MLS# 1678574
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 3,482-square-foot triplex contains three separate residential units. The largest offers four bedrooms, two full bathrooms, a living room with exposed beams, a kitchen with dining space, laundry, and substantial storage. The second includes two bedrooms, one full bathroom, a half bathroom, an oversized living room, kitchen, dining area, and laundry. The third has one bedroom, one bathroom, a kitchen with dining space, living room, and laundry hookups. A covered front porch, large shed, kennel area, two paved driveways, and street parking add practical utility.
The property uses public water and sewer and has individual electric meters, hot-water baseboard heating, a new oil tank, and two water heaters. Built in 1880, the building features wood-frame construction with vinyl siding and an accessible elevator. It is near Martin's Point and Sabattus Pond, which includes a public boat launch, and lies minutes from the I-95 exit. Village zoning applies to the 0.2-acre parcel at 49 Hemlock Street in Sabattus, Maine.
The property uses public water and sewer and has individual electric meters, hot-water baseboard heating, a new oil tank, and two water heaters. Built in 1880, the building features wood-frame construction with vinyl siding and an accessible elevator. It is near Martin's Point and Sabattus Pond, which includes a public boat launch, and lies minutes from the I-95 exit. Village zoning applies to the 0.2-acre parcel at 49 Hemlock Street in Sabattus, Maine.
Key Highlights
- 3,482‑square‑foot triplex with three residential units
- Unit layouts include 4 bedrooms, 2 bedrooms, and 1 bedroom
- Public water and sewer with individual electric meters
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
NOI $34,343 @ 7.0% cap · market cap 7.81%
Second Best
Apartment 5plus
$466.1K
$407.9K – $543.8K
NOI $32,630 @ 7.0% cap · market cap 7.42%
Theoretical Best
Warehouse
$6.18M
$5.41M – $7.22M
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
Lease Details
3
Residential units
Yes
Highway access
Yes
Paved road access
Yes
Utilities to site
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
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Triplex - Three residential units offer varied layouts, public utilities, off-street parking, and access to a nearby public boat launch.
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 with three residential units; Unit layouts include 4 bedrooms, 2 bedrooms, and 1 bedroom; Public water and sewer with individual electric meters
